618 Elizabeth St · Maryville, TN 37804

$264,999

3 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 55 Days on market

Built 1968 0.80 ac lot Est $251k · 5% over ↓ 15% since listing

---

Why this score? — see what drove the D- 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 +12.4/30.0
• ARV discount +5.0/15.0
• Schools +4.8/10.0
• Rent growth +3.8/5.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

City of Maryville Charmer!! This gem is the perfect starter home or great for a family seeking to be in the Maryville city school system! The location is hard to beat! Schools, restaurants, shopping and downtown Maryville are just minutes away! This 3 bedroom home also features new LVP flooring throughout and freshly painted interior, detached garage, storage shed, two driveway spaces and unfinished basement!! You can make this home your own with a little TLC! Don's miss out!

Key facts

• Unfinished basement
• Gas fireplace
• Great cabinet space

Tags

• NEW LVP FLOORING
• GAS FIREPLACE
• GREAT CABINET SPACE
• UNFINISHED BASEMENT
• EXCELLENT STORAGE
• UTILITY SINK

Property features AI

Exterior

• Parking: Off-street parking; Main-level parking; 1-car garage
• Utilities: Public sewer
• Home design: Detached property
• Construction: Vinyl siding; Brick exterior; Frame construction
• Exterior features: Level lot; Storage structure; Vinyl siding and brick with frame construction

Interior

• Kitchen: Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Additional heat source; Central cooling
• Interior features: Eat-in kitchen; 6 total rooms; Walkout unfinished basement with plumbing
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-42 ($-508/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (24.3% below list).
• Recommended offer: $201k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.7% in Maryville — 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 71/100 on livability (#38 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D, commute F, health & safety F.
• Maryville (suburban): math 58% / reading 55% proficiency, ranked #5 of 139 in TN (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sam Houston Elementary (math 67% / reading 62%, grade B, #41 of 952 statewide, top 5%, 503 students, 0% FRL); Coulter Grove Intermediate School (math 60% / reading 56%, grade B, #9 of 333 statewide, top 2%, 881 students, 0% FRL); Maryville High School (math 15% / reading 60%, grade F, #32 of 332 statewide, top 9%, 1,242 students, 0% FRL) — zoned schools average 0% FRL vs 26% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.3%/yr); 137 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 937 units permitted in Blount County in 2024 (57 in 5+ unit buildings).
• This rent runs 30% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Blount County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,729 (24.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $251,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1416 Everett Ave	0.23mi	3/1.0	1,161 (+4%)	6mo	$289,900	$250	77
1102 Brookside Ave	0.28mi	3/1.0	1,056 (-5%)	3mo	$196,700	$186	76
1424 Everett Ave	0.26mi	2/1.0 (-1)	1,152 (+4%)	5mo	$205,000	$178	73
705 S Everett High Rd	0.24mi	2/1.0 (-1)	1,015 (-9%)	2mo	$235,000	$232	68
1407 Wales Ave	0.40mi	3/2.0	1,189 (+7%)	2mo	$305,000	$257	64
1518 Irwin Ave	0.70mi	3/1.0	1,092 (-2%)	1mo	$302,500	$277	64
412 Rule St	0.65mi	3/1.0	1,110 (-0%)	7mo	$170,000	$153	64
809 S Everett High Rd	0.29mi	2/2.0 (-1)	960 (-14%)	1mo	$170,000	$177	54
112 S 4th St	0.64mi	4/2.0 (+1)	1,086 (-2%)	5mo	$173,500	$160	53
1202 Jefferson Ave	0.51mi	2/1.0 (-1)	1,196 (+8%)	9mo	$269,900	$226	52
509 Rule St	0.71mi	3/2.0	1,200 (+8%)	8mo	$320,000	$267	43
515 Rule St	0.73mi	2/1.0 (-1)	964 (-13%)	9mo	$215,000	$223	32

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 · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.45×
• Total profit: $-41,002
• Equity at exit: $39,512

10-year hold

• IRR: -3.6%
• Equity multiple: 0.74×
• Total profit: $-19,216
• Equity at exit: $22,912

Cash invested: $74,200 (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 37804

• Home prices YoY: -15.4%
• Rents YoY: 5.3%
• Active inventory: 137
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,007 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$128 /mo · $1,536/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-42

Break-even live

Break-even rent $2,061

Max offer price $257,519

Occupancy floor 97%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1613 Sevierville Rd Maryville, TN	3.0	2.5	1500	$2,300	$1.53	23d	1	0.24mi
1225 Jefferson Ave Maryville, TN	2.0	1.0	912	$1,400	$1.54	23d	1	0.54mi
410 E Church Ave Unit 1 Maryville, TN	2.0	2.0	1193	$2,250	$1.89	14d	1	0.75mi
913 Naomi Dr Unit Naomi- 918 Maryville, TN	2.0	1.5	1075	$1,398	$1.30	23d	1	1.05mi
200 Hemlock St Alcoa, TN	3.0	2.0	1123	$1,895	$1.69	19d	1	1.14mi
340 N Wright Rd Alcoa, TN	3.0	2.0	1200	$2,000	$1.67	14d	1	1.20mi
2221 Compton Dr Maryville, TN	4.0	2.0	1396	$1,895	$1.36	11d	1	1.37mi
526 Rhodwin Ave Maryville, TN	2.0	2.0	850	$1,195	$1.41	23d	1	1.39mi
162 Manchester Dr Unit 162 Maryville, TN	3.0	2.0	1311	$2,750	$2.10	2d	1	1.42mi
115 Park Dr Maryville, TN	2.0	1.0	918	$1,550	$1.69	14d	1	1.43mi
101 Grayson Dr Alcoa, TN	2.0	1.0	759	$1,250	$1.65	2d	3	1.47mi

Listing history 15 events

1. 2026-05-05
   price $264,999
2. 2026-05-05
   status Active
3. 2026-04-28
   historical Pending - Continue to Show - Inspection
4. 2026-04-02
   listed $265,000 Active
5. 2025-03-21
   soldstatus $250,000
6. 2025-03-14
   soldstatus $250,000 Closed 480-char remark

   Show marketing remark (480 chars)

   City of Maryville Charmer!! This gem is the perfect starter home or great for a family seeking to be in the Maryville city school system! The location is hard to beat! Schools, restaurants, shopping and downtown Maryville are just minutes away! This 3 bedroom home also features new LVP flooring throughout and freshly painted interior, detached garage, storage shed, two driveway spaces and unfinished basement!! You can make this home your own with a little TLC! Don's miss out!

7. 2025-02-14
   historical Pending - Continue to Show - Financing 480-char remark

   Show marketing remark (480 chars)

   City of Maryville Charmer!! This gem is the perfect starter home or great for a family seeking to be in the Maryville city school system! The location is hard to beat! Schools, restaurants, shopping and downtown Maryville are just minutes away! This 3 bedroom home also features new LVP flooring throughout and freshly painted interior, detached garage, storage shed, two driveway spaces and unfinished basement!! You can make this home your own with a little TLC! Don's miss out!

8. 2025-02-07
   listed $239,900 Active 480-char remark

   Show marketing remark (480 chars)

   City of Maryville Charmer!! This gem is the perfect starter home or great for a family seeking to be in the Maryville city school system! The location is hard to beat! Schools, restaurants, shopping and downtown Maryville are just minutes away! This 3 bedroom home also features new LVP flooring throughout and freshly painted interior, detached garage, storage shed, two driveway spaces and unfinished basement!! You can make this home your own with a little TLC! Don's miss out!

9. 2024-12-13
   soldstatus $310,000
10. 2024-12-11
    soldstatus $310,000 965-char remark

    Show marketing remark (965 chars)

    Charming Home in Maryville City Schools District! Nestled in a highly sought-after location, this cherished home is ready for its next chapter. Situated on an impressive 0.8-acre lot, one of the largest in the area, the property offers ample space for outdoor activities, gardening, or future expansions. This home features a detached garage, perfect for additional storage, a workshop, or hobbies, as well as an unfinished basement, providing endless possibilities for customization to suit your needs. Conveniently located, this property is less than 5 minutes from downtown Maryville, 8 minutes to Maryville College, and just 3 minutes to Blount Memorial Hospital, offering easy access to schools, dining, shopping, and medical facilities. This home has been loved for many years and is now ready for a new owner to make it their own. Come and renovate it into your dream! Don't miss the chance to own this gem in the Maryville City Schools district!

11. 2024-12-11
    soldstatus $310,000 Closed

    Show marketing remark (965 chars)

    Charming Home in Maryville City Schools District! Nestled in a highly sought-after location, this cherished home is ready for its next chapter. Situated on an impressive 0.8-acre lot, one of the largest in the area, the property offers ample space for outdoor activities, gardening, or future expansions. This home features a detached garage, perfect for additional storage, a workshop, or hobbies, as well as an unfinished basement, providing endless possibilities for customization to suit your needs. Conveniently located, this property is less than 5 minutes from downtown Maryville, 8 minutes to Maryville College, and just 3 minutes to Blount Memorial Hospital, offering easy access to schools, dining, shopping, and medical facilities. This home has been loved for many years and is now ready for a new owner to make it their own. Come and renovate it into your dream! Don't miss the chance to own this gem in the Maryville City Schools district!

12. 2024-11-27
    historical Pending - Continue to Show
13. 2024-11-21
    status Active
14. 2024-11-17
    historical Pending - Continue to Show
15. 2024-11-16
    listed $310,000 Active

ⓘ 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: $1,536 · $128/mo
• Projected year-2 tax: $1,881 · $157/mo
• Expected delta: +$345/yr (+$29/mo · 22.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,087
• − Mortgage interest: −$14,844
• − Property taxes: −$1,536
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$7,709
• Taxable loss: −$5,181
• Est. tax savings @ 24.0%: +$1,243
• After-tax cash flow: $735/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: Maryville
• NCES district ID: 4702700
• Math proficiency: 58% ▼ -3.00%
• Reading proficiency: 55% ▼ -3.00%
• Median HH income: $52,318
• Composite: 48.42/100
• National rank: #2134
• State rank: #5 of 139 in TN

Livability — Maryville

• Score: 71/100
• State rank: #38
• US rank: #6533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maryville, TN
• County: Blount County · 112,418 people
• City population: 89,294
• Metro: Knoxville, TN
• Population (ZIP): 27,382
• Household income: $79,025
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 466.0

Population outlook (Blount County) Hauer SSP2

• Today (2025): 135,873 people
• By 2030: 139,460 · +2.6%
• By 2040: 144,767 · +6.5%
• By 2050: 147,393 · +8.5%
• By 2075: 151,597 · +11.6%
• By 2100: 147,393 · +8.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Blount

• 2024 margin: Solid R (+47.7) · D 25.5% · R 73.2% · Other 1.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -39.4pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+44.2 2016: R+48.8 2012: R+45.7 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.46%
• Current HPI: 343.4773
• Rent YoY: ▲ 5.29%
• Metro: Knoxville, TN
• 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

-14.5% since first listed

15 events — show timeline

• 2026-05-05 Price Changed $264,999 Knoxville MLS
• 2026-05-05 Relisted — Knoxville MLS
• 2026-04-28 Contingent — Knoxville MLS
• 2026-04-02 Listed $265,000 Knoxville MLS
• 2025-03-21 Sold (Public Records) $250,000 Public Records
• 2025-03-14 Sold (MLS) $250,000 Knoxville MLS
• 2025-02-14 Contingent — Knoxville MLS
• 2025-02-07 Listed $239,900 Knoxville MLS
• 2024-12-13 Sold (Public Records) $310,000 Public Records
• 2024-12-11 Sold (MLS) $310,000 Knoxville MLS
• 2024-12-11 Sold (MLS) $310,000 REALTRACS as Distributed by MLS Grid
• 2024-11-27 Contingent — Knoxville MLS
• 2024-11-21 Relisted — Knoxville MLS
• 2024-11-17 Contingent — Knoxville MLS
• 2024-11-16 Listed $310,000 Knoxville MLS

Property tax history

+2.0%/yr

Latest (2025): $1,536 · +21.8% YoY. Source: county tax records.