124 County Road 882 · Etowah, TN 37331

$80,000

3 bd · 1.0 ba · 852 sqft · SingleFamily public records · 21 Days on market

Built 1940 6,970 sqft lot $94/sqft · at area comps Est $88k · 9% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +11.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the charming home located on a flat corner lot in McMinn County! This homes front porch is inviting and offers the opportunity to relax at the end of a long day. Inside, you will find a spacious living room that leads into a kitchen. The bedrooms are nicely spaced out, allowing for privacy and comfortable living quarters. A side door allows access to the yard- perfect for pets or kids running and playing. This home needs your finishing touches and is ready for you to make it is own!

Key facts

• Access to the yard
• Front porch
• Flat corner lot

Tags

• FLAT CORNER LOT
• FRONT PORCH
• SPACIOUS LIVING ROOM
• ACCESS TO THE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.0% in Etowah — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#195 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: health & safety C-, schools F, amenities F.
• Mcminn County (rural): math 24% / reading 29% proficiency, ranked #77 of 139 in TN (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 45 units permitted in McMinn County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.43%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

• ARV (median comp): $87,962
• List price: $80,000
• Delta: -9.05%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 County Road 882	0.08mi	2/2.0 (-1)	780 (-8%)	10mo	$33,500	$43	65
136 County Road 909	0.57mi	2/1.0 (-1)	800 (-6%)	13mo	$159,000	$199	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.29×
• Total profit: $6,540
• Equity at exit: $11,928

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $30,724
• Equity at exit: $6,917

Cash invested: $22,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Tennessee: 87 Strongly Landlord-Friendly · R+13
• County: — inherits STATE
• City: — inherits STATE

14-day notice (URLTA); generally landlord-favorable; Nashville court paced moderate.

Methodology + full state rankings →

ZIP-level market 37331

• Home prices YoY: -7.4%
• Active inventory: 70
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$26 /mo · $318/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $307

Break-even live

Break-even rent $607

Max offer price $80,000

Occupancy floor 64%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 Washington Ave Etowah, TN	3.0	1.0	1000	$995	$0.99	23d	1	1.01mi

Listing history 24 events

1. 2026-06-17
   days on market $80,000 Active 21 DOM

   Show marketing remark (498 chars)

   Welcome to the charming home located on a flat corner lot in McMinn County! This homes front porch is inviting and offers the opportunity to relax at the end of a long day. Inside, you will find a spacious living room that leads into a kitchen. The bedrooms are nicely spaced out, allowing for privacy and comfortable living quarters. A side door allows access to the yard- perfect for pets or kids running and playing. This home needs your finishing touches and is ready for you to make it is own!

2. 2026-06-16
   days on market $80,000 Active 20 DOM
3. 2026-06-15
   days on market $80,000 Active 19 DOM
4. 2026-06-14
   days on market $80,000 Active 17 DOM
5. 2026-06-12
   days on market $80,000 Active 16 DOM
6. 2026-06-09
   days on market $80,000 Active 13 DOM
7. 2026-06-08
   days on market $80,000 Active 12 DOM
8. 2026-06-07
   days on market $80,000 Active 11 DOM
9. 2026-06-07
   days on market $80,000 Active 10 DOM
10. 2026-06-03
    days on market $80,000 Active 7 DOM
11. 2026-06-02
    days on market $80,000 Active 6 DOM
12. 2026-06-01
    days on market $80,000 Active 5 DOM
13. 2026-05-31
    days on market $80,000 Active 4 DOM
14. 2026-05-30
    days on market $80,000 Active 3 DOM
15. 2026-05-13
    price $80,000 498-char remark
16. 2026-04-17
    price $90,000 498-char remark
17. 2026-04-02
    listed $95,000 Active 498-char remark

    Show marketing remark (498 chars)

    Welcome to the charming home located on a flat corner lot in McMinn County! This homes front porch is inviting and offers the opportunity to relax at the end of a long day. Inside, you will find a spacious living room that leads into a kitchen. The bedrooms are nicely spaced out, allowing for privacy and comfortable living quarters. A side door allows access to the yard- perfect for pets or kids running and playing. This home needs your finishing touches and is ready for you to make it is own!

18. 2020-10-28
    soldstatus $105,000
19. 2020-10-26
    soldstatus $65,000 326-char remark
20. 2020-10-26
    soldstatus $65,000
21. 2020-04-29
    listed $67,900
22. 2019-12-19
    listed $25,000
23. 2007-08-29
    soldstatus $53,000
24. 2005-09-12
    soldstatus $62,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TN · Resets to sale price

• Current annual tax: $318 · $26/mo
• Projected year-2 tax: $568 · $47/mo
• Expected delta: +$250/yr (+$21/mo · 78.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,940
• − Mortgage interest: −$4,481
• − Property taxes: −$318
• − Insurance: −$400
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,327
• Taxable income: $2,503
• Est. tax owed @ 24.0%: −$601
• After-tax cash flow: $3,080/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Mcminn County
• NCES district ID: 4702820
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $41,622
• Composite: 22.49/100
• National rank: #8099
• State rank: #77 of 139 in TN

Livability — Etowah

• Score: 63/100
• State rank: #195
• US rank: #15410

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A Health & safety C- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,653
• Population (ZIP): 7,653

Population outlook (McMinn County) Hauer SSP2

• Today (2025): 53,766 people
• By 2030: 54,098 · +0.6%
• By 2040: 54,450 · +1.3%
• By 2050: 54,202 · +0.8%
• By 2075: 55,241 · +2.7%
• By 2100: 56,399 · +4.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 8% Black 6% Hispanic / Latino 4%
• Common ancestry: Lithuanian 2% Italian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · McMinn

• 2024 margin: Solid R (+64.2) · D 17.5% · R 81.7%
• 2008→2024 swing: -22.3pp toward R · 2008: -41.9pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+60.6 2016: R+59.7 2012: R+46.9 2008: R+41.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.76%
• Current HPI: 346.2746
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

Industry mix (Fortune 500 HQ in TN)

Industry	F500 HQs	Revenue
▸Healthcare	3	$91B
▸Retail	3	$72B
▸Transportation / Logistics	1	$88B
▸Paper / Packaging	1	$19B
▸Insurance	1	$13B
▸Energy	1	$12B

Price history

+29.0% since first listed

13 events — show timeline

• 2026-06-17 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-05-27 Listed $80,000 REALTRACS as Distributed by MLS Grid
• 2026-05-23 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-05-13 Price Changed $80,000 GCAR
• 2026-04-17 Price Changed $90,000 GCAR
• 2026-04-02 Listed $80,000 REALTRACS as Distributed by MLS Grid
• 2020-10-28 Sold (Public Records) $105,000 Public Records
• 2020-10-26 Sold (MLS) $65,000 REALTRACS as Distributed by MLS Grid
• 2020-10-26 Sold (MLS) $65,000 RCAOR
• 2020-04-29 Listed $67,900 RCAOR
• 2019-12-19 Listed $25,000 RCAOR
• 2007-08-29 Sold (Public Records) $53,000 Public Records
• 2005-09-12 Sold (Public Records) $62,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $318 · +0.0% YoY. Source: county tax records.