1504 Larry Rd · Maryville, TN 37803

$309,900

3 bd · 2.0 ba · 1,550 sqft · SingleFamily public records · 42 Days on market

Built 1963 0.36 ac lot Est $305k · at est.

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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 +13.6/30.0
• ARV discount +6.8/15.0
• Schools +4.8/10.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to City of Maryville! This charming, well maintained Rancher is ready for its new owner! Situated on a corner lot, you'll find single level living, mature landscaping, and inviting character! 1550 sq ft, 3 bedrooms, 1 & 1/2 baths, hardwoods, and updated primary bath. Ample storage in outside unit, and attached utility room. Schedule your showing today!

Key facts

• Updated primary bath
• Single level living
• Mature landscaping

Tags

• CORNER LOT
• SINGLE LEVEL LIVING
• MATURE LANDSCAPING
• UPDATED PRIMARY BATH
• AMPLE STORAGE

Property features AI

Exterior

• Parking: Off-street parking on main level
• Utilities: Public sewer
• Home design: Detached property
• Construction: Vinyl siding; Brick; Frame construction; Crawl space foundation; 1,550 building area (per tax records)
• Exterior features: Corner lot; Storage structure; Other view

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Hardwood; Vinyl; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central cooling
• Interior features: Eat-in kitchen; 6 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $20 ($237/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (21.9% below list).
• Recommended offer: $242k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Market conditions: 210 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 35% of the median local income ($83k/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 $9k 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 42 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $241,951 (21.9% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $305,350
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1710 Sevierville Rd	0.66mi	3/2.0	1,560 (+1%)	5mo	$275,000	$176	64
1613 Mcilvaine Dr	0.27mi	2/2.0 (-1)	1,424 (-8%)	7mo	$320,000	$225	62
1607 Lisa Dr	0.21mi	4/2.0 (+1)	1,496 (-4%)	21mo	$277,500	$185	62
105 Persimmon Way	0.43mi	3/2.0	1,672 (+8%)	8mo	$296,000	$177	60
601 Geno Cir	0.36mi	3/2.0	1,692 (+9%)	13mo	$420,000	$248	57
1911 Crest Rd	0.71mi	3/1.5	1,624 (+5%)	8mo	$302,000	$186	51
1908 Sevierville Rd	0.72mi	4/2.0 (+1)	1,648 (+6%)	1mo	$325,000	$197	50
1705 Meadowlark Dr	0.70mi	3/2.0	1,700 (+10%)	18mo	$392,000	$231	36

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-49,078
• Equity at exit: $46,207

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-41,595
• Equity at exit: $26,794

Cash invested: $86,772 (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 37803

• Home prices YoY: -24.9%
• Active inventory: 210
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,420 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$137 /mo · $1,649/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $20

Break-even live

Break-even rent $2,395

Max offer price $309,900

Occupancy floor 94%

Sensitivity live

Price	-10% $195	-5% $107	+0% $20	+5% $-68	+10% $-156
Rent	-10% $-171	-5% $-76	+0% $20	+5% $115	+10% $211
Rate	-1.0pp $176	-0.5pp $99	base $20	+0.5pp $-61	+1.0pp $-142

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1909 Rommel Dr Maryville, TN	3.0	2.0	1689	$2,300	$1.36	21d	1	0.58mi
162 Manchester Dr Unit 162 Maryville, TN	3.0	2.0	1311	$2,750	$2.10	3d	1	0.63mi
1613 Sevierville Rd Maryville, TN	3.0	2.5	1500	$2,300	$1.53	24d	1	0.73mi
411 Leeds Ct Maryville, TN	3.0	2.0	1852	$2,610	$1.41	19d	1	0.75mi
212 Janet Ln Maryville, TN	3.0	2.5	2200	$2,500	$1.14	24d	1	0.87mi
614 Elizabeth St Maryville, TN	3.0	2.0	1800	$2,400	$1.33	14d	1	1.00mi
913 Naomi Dr Unit Naomi- 918 Maryville, TN	2.0	1.5	1075	$1,398	$1.30	24d	1	1.14mi
2612 Old Whites Mill Rd Maryville, TN	3.0	1.5	1220	$2,850	$2.34	3d	1	1.23mi
1305 Forest Ave Maryville, TN	3.0	3.0	2006	$2,100	$1.05	24d	1	1.29mi
410 E Church Ave Unit 1 Maryville, TN	2.0	2.0	1193	$2,250	$1.89	14d	1	1.30mi
241 Whistlestop Ln Maryville, TN	3.0	2.5	1589	$2,100	$1.32	11d	1	1.33mi

Listing history 19 events

1. 2026-06-18
   days on market $309,900 Active 42 DOM
2. 2026-06-17
   days on market $309,900 Active 41 DOM
3. 2026-06-16
   days on market $309,900 Active 40 DOM
4. 2026-06-15
   days on market $309,900 Active 39 DOM
5. 2026-06-14
   days on market $309,900 Active 37 DOM
6. 2026-06-13
   statusdays on market $309,900 Active 36 DOM
7. 2026-06-10
   days on market $309,900 Pending - Continue to Show - Inspection 34 DOM
8. 2026-06-09
   days on market $309,900 Pending - Continue to Show - Inspection 33 DOM
9. 2026-06-08
   days on market $309,900 Pending - Continue to Show - Inspection 32 DOM
10. 2026-06-07
    days on market $309,900 Pending - Continue to Show - Inspection 31 DOM
11. 2026-06-03
    days on market $309,900 Pending - Continue to Show - Inspection 27 DOM
12. 2026-06-02
    days on market $309,900 Pending - Continue to Show - Inspection 26 DOM
13. 2026-06-01
    days on market $309,900 Pending - Continue to Show - Inspection 25 DOM
14. 2026-05-31
    days on market $309,900 Pending - Continue to Show - Inspection 24 DOM
15. 2026-05-31
    days on market $309,900 Pending - Continue to Show - Inspection 23 DOM
16. 2026-05-12
    historical Pending - Continue to Show - Inspection
17. 2026-05-01
    listed $309,900 Active
18. 2025-12-01
    historical $2,300
19. 2025-08-18
    listed $2,300

ⓘ 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: $1,649 · $137/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$551/yr (+$46/mo · 33.4%)

ⓘ 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) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,034
• − Mortgage interest: −$17,359
• − Property taxes: −$1,649
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − Depreciation: −$9,015
• Taxable loss: −$5,184
• Est. tax savings @ 24.0%: +$1,244
• After-tax cash flow: $1,481/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): 33,822
• Household income: $83,446
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 453.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Black 1%
• Common ancestry: Serbian 4% Slovak 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -104.87%
• Current HPI: 317.1439
• Rent YoY: —
• 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

+13373.9% since first listed

4 events — show timeline

• 2026-05-12 Contingent — Knoxville MLS
• 2026-05-01 Listed $309,900 Knoxville MLS
• 2025-12-01 Rental Removed $2,300 REDFIN
• 2025-08-18 Listed for Rent $2,300 REDFIN

Property tax history

+3.2%/yr

Latest (2025): $1,649 · +4.2% YoY. Source: county tax records.