2022 Lansdowne Ln · Maryville, TN 37804

$289,900

3 bd · 2.0 ba · 2,868 sqft · SingleFamily public records · 27 Days on market

Built 1981 9,583 sqft lot Est $445k · 35% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• Schools +4.8/10.0
• DSCR +4.2/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home is full of potential and ready for its next chapter. With major updates already in place including a newer roof (2022), windows (2019), water heater (2024), and updated gas lines inside and out you have a solid foundation to build on. The layout offers flexibility to fit a variety of needs, featuring three bedrooms and two baths, plus a versatile lower-level flex space that could serve as a den, rec room, or even a fourth bedroom. Upstairs, you'll find solid wood doors that add warmth and character. Outside, enjoy a fenced backyard and a location that's hard to beat--within walking distance to John Sevier School, the community pool, and the park, with everyday conveniences just mi

Key facts

• Community pool
• Newer roof
• Updated gas lines

Tags

• NEWER ROOF
• UPDATED GAS LINES
• FENCED BACKYARD
• COMMUNITY POOL

Property features AI

Finance

• Other: Lot about 0.22 acre; Approximate building area 1,932 (from tax records)

Exterior

• Parking: 2-space carport
• Utilities: Public sewer
• Home design: Detached property
• Construction: Vinyl siding; Brick; Frame construction
• Exterior features: Vinyl siding and brick with frame construction; Exterior storage structure

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central cooling
• Interior features: 7 total rooms; Finished basement; Windows are vinyl
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $32 ($378/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 $233k (19.5% below list).
• Recommended offer: $233k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.6% 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: John Sevier Elementary (math 67% / reading 52%, grade B-, #60 of 952 statewide, top 7%, 613 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; 2 comparable units currently listed for rent nearby; 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 ($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 $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 27 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

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 $233,230 (19.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.80% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $444,540
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2013 Wayne Cir	0.19mi	3/1.5	2,696 (-6%)	11mo	$350,000	$130	70
2019 Cheltenham Rd. Rd	0.14mi	4/3.0 (+1)	2,976 (+4%)	11mo	$208,800	$70	69
103 Comanche Trl	0.52mi	4/3.0 (+1)	2,946 (+3%)	6mo	$466,000	$158	57
1310 Mary Katherine Dr	0.68mi	4/3.5 (+1)	2,862 (-0%)	11mo	$595,000	$208	48
1609 Jett Rd	0.47mi	4/3.0 (+1)	2,520 (-12%)	17mo	$383,500	$152	35
1215 Withers Dr	0.64mi	4/3.0 (+1)	2,992 (+4%)	24mo	$463,000	$155	34

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: -13.3%
• Equity multiple: 0.51×
• Total profit: $-39,554
• Equity at exit: $43,225

10-year hold

• IRR: -1.4%
• Equity multiple: 0.89×
• Total profit: $-8,555
• Equity at exit: $25,065

Cash invested: $81,172 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,332 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$170 /mo · $2,039/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $32

Break-even live

Break-even rent $2,292

Max offer price $289,900

Occupancy floor 94%

Sensitivity live

Price	-10% $196	-5% $114	+0% $32	+5% $-51	+10% $-133
Rent	-10% $-153	-5% $-61	+0% $32	+5% $124	+10% $216
Rate	-1.0pp $178	-0.5pp $105	base $32	+0.5pp $-44	+1.0pp $-120

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Forest Ave Maryville, TN	3.0	3.0	2006	$2,100	$1.05	25d	1	0.87mi
212 Janet Ln Maryville, TN	3.0	2.5	2200	$2,500	$1.14	25d	1	1.21mi

Listing history 17 events

1. 2026-06-22
   days on market $289,900 Active 27 DOM
2. 2026-06-18
   days on market $289,900 Active 24 DOM
3. 2026-06-17
   days on market $289,900 Active 23 DOM
4. 2026-06-16
   days on market $289,900 Active 22 DOM
5. 2026-06-15
   days on market $289,900 Active 21 DOM
6. 2026-06-14
   days on market $289,900 Active 19 DOM
7. 2026-06-13
   pricedays on market $289,900 Active 18 DOM
8. 2026-06-10
   days on market $299,900 Active 16 DOM
9. 2026-06-09
   days on market $299,900 Active 15 DOM
10. 2026-06-08
    days on market $299,900 Active 14 DOM
11. 2026-06-07
    days on market $299,900 Active 13 DOM
12. 2026-06-03
    days on market $299,900 Active 9 DOM
13. 2026-06-02
    days on market $299,900 Active 8 DOM
14. 2026-06-01
    days on market $299,900 Active 7 DOM
15. 2026-05-31
    days on market $299,900 Active 6 DOM
16. 2026-05-31
    days on market $299,900 Active 5 DOM
17. 2026-05-25
    listed $299,900 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: $2,039 · $170/mo
• Projected year-2 tax: $2,058 · $172/mo
• Expected delta: +$19/yr (+$2/mo · 0.9%)

ⓘ 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 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: $27,988
• − Mortgage interest: −$16,239
• − Property taxes: −$2,039
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$8,433
• Taxable loss: −$4,651
• Est. tax savings @ 24.0%: +$1,116
• After-tax cash flow: $1,495/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

1 event — show timeline

• 2026-05-25 Listed $299,900 Knoxville MLS

Property tax history

+2.1%/yr

Latest (2025): $2,039 · +0.0% YoY. Source: county tax records.