112 Green Acres Rd · Maynardville, TN 37807

$57,500

3 bd · 2.0 ba · 2,132 sqft · SingleFamily public records · 31 Days on market

Built 1972 0.30 ac lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Just like new remodeled Split Foyer home. New paint inside and out, new carpet refinished baths and kitchen. Lots of space with separate laundry and drive in basement garage. Minutes to downtown Maynardville and Norris lake. Excellent starter home in premium condition. Recent survey available. Fast close. Motivated sellers. Broker/Owner

Key facts

• 0.3 acre lot
• Garage
• Built 1972

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $762 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.4% vs local median 1.7% in Maynardville — 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 57/100 on livability (#331 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Union County (rural): math 14% / reading 19% proficiency, ranked #127 of 139 in TN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 80 active listings in the ZIP; 134 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $398 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Union County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,775 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.64% ✓
• Cap rate: 23.36%
• Cash-on-cash: 60.95%
• DSCR: 3.71
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $460,512
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 Edmondson Ln	0.44mi	4/2.5 (+1)	2,272 (+7%)	13mo	$490,000	$216	50

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

Projected returns pro-forma

-2.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.3%
• Equity multiple: 3.59×
• Total profit: $41,624
• Equity at exit: $11,077

10-year hold

• IRR: 60.5%
• Equity multiple: 7.28×
• Total profit: $101,038
• Equity at exit: $9,380

Cash invested: $16,100 (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 37807

• Home prices YoY: -0.6%
• Active inventory: 80
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,518 medium
• Mortgage (P&I): −$302
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$24
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $762

Break-even live

Break-even rent $553

Max offer price $57,500

Occupancy floor 45%

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-16
   statusdays on market $57,500 Pending 31 DOM
2. 2026-06-15
   days on market $57,500 Active 30 DOM
3. 2026-06-14
   days on market $57,500 Active 28 DOM
4. 2026-06-10
   pricedays on market $57,500 Active 25 DOM
5. 2026-06-09
   days on market $62,400 Active 24 DOM
6. 2026-06-08
   days on market $62,400 Active 23 DOM
7. 2026-06-07
   days on market $62,400 Active 22 DOM
8. 2026-06-05
   days on market $62,400 Active 19 DOM
9. 2026-06-03
   days on market $62,400 Active 18 DOM
10. 2026-06-02
    days on market $62,400 Active 17 DOM
11. 2026-06-01
    days on market $62,400 Active 16 DOM
12. 2026-05-31
    days on market $62,400 Active 15 DOM
13. 2026-05-31
    days on market $62,400 Active 14 DOM
14. 2026-04-27
    status Pending
15. 2026-04-15
    listed $62,400 Active
16. 2006-08-25
    soldstatus $128,000
17. 2006-08-23
    soldstatus $128,000 338-char remark

    Show marketing remark (338 chars)

    Just like new remodeled Split Foyer home. New paint inside and out, new carpet refinished baths and kitchen. Lots of space with separate laundry and drive in basement garage. Minutes to downtown Maynardville and Norris lake. Excellent starter home in premium condition. Recent survey available. Fast close. Motivated sellers. Broker/Owner

18. 2006-04-06
    listed $130,000 338-char remark

    Show marketing remark (338 chars)

    Just like new remodeled Split Foyer home. New paint inside and out, new carpet refinished baths and kitchen. Lots of space with separate laundry and drive in basement garage. Minutes to downtown Maynardville and Norris lake. Excellent starter home in premium condition. Recent survey available. Fast close. Motivated sellers. Broker/Owner

19. 2005-10-21
    soldstatus $86,000
20. 1982-01-01
    soldstatus $16,000

ⓘ 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: $673 · $56/mo
• Projected year-2 tax: $673 · $56/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,217
• − Mortgage interest: −$3,221
• − Property taxes: −$673
• − Insurance: −$954
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$1,673
• Taxable income: $8,781
• Est. tax owed @ 24.0%: −$2,108
• After-tax cash flow: $7,038/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: Union County
• NCES district ID: 4704290
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $35,598
• Composite: 13.62/100
• National rank: #9507
• State rank: #127 of 139 in TN

Livability — Maynardville

• Score: 57/100
• State rank: #331
• US rank: #22002

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,476

Population outlook (Union County) Hauer SSP2

• Today (2025): 19,073 people
• By 2030: 18,888 · -1.0%
• By 2040: 18,090 · -5.2%
• By 2050: 16,693 · -12.5%
• By 2075: 12,894 · -32.4%
• By 2100: 8,564 · -55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Slovak 4% Serbian 3% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Union

• 2024 margin: Solid R (+71.2) · D 14.0% · R 85.2%
• 2008→2024 swing: -29.9pp toward R · 2008: -41.2pp · 2024: -71.2pp
• All cycles: 2024: R+71.2 2020: R+68.4 2016: R+64.7 2012: R+48.2 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.04%
• Current HPI: 368.7218
• 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

+290.0% since first listed

7 events — show timeline

• 2026-04-27 Pending — Knoxville MLS
• 2026-04-15 Listed $62,400 Knoxville MLS
• 2006-08-25 Sold (Public Records) $128,000 Public Records
• 2006-08-23 Sold (MLS) $128,000 Knoxville MLS
• 2006-04-06 Listed $130,000 Knoxville MLS
• 2005-10-21 Sold (Public Records) $86,000 Public Records
• 1982-01-01 Sold (Public Records) $16,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $673 · +0.0% YoY. Source: county tax records.