Mitchell Townhome Plan · Seymour, TN 37865

$293,990

4 bd · 2.5 ba · 1,554 sqft · Townhouse · 221 Days on market

Excellent condition

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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 +11.7/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +3.5/10.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your new beginning starts with the Mitchell floor plan at Macon Townhomes in Seymour, TN. This thoughtfully designed townhome offers 1,554 square feet of modern living space with 4 bedrooms and 2.5 bathrooms, combining functionality, style, and comfort in every detail. The main level features an open-concept layout with a bright living area that flows seamlessly into the kitchen and dining spaces perfect for entertaining or relaxing at home. A conveniently placed powder room and ample storage add to the home's practicality. Upstairs, the private primary suite includes an en-suite bathroom and a spacious closet for everyday convenience. Three additional bedrooms share a full bath, offering flexibility to have guests, a dedicated home office, or a study area. A centrally located laundry room on the second floor makes daily routines effortless. With its smart layout, modern finishes, and versatile design, this home delivers the ideal balance of comfort and convenience perfect for today's lifestyle. D. R. Horton is an Equal Housing Opportunity Builder. Home and community information, including pricing, included features, terms, availability and amenities, are subject to change and prior sale at any time without notice or obligation. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Images may contain virtual staging.

Key facts

• En-suite bathroom
• Open-concept layout
• Garage

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE PRIMARY SUITE
• EN-SUITE BATHROOM
• CENTRALLY LOCATED LAUNDRY ROOM

🏗️ New construction. The $293,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $303,870.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $294k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (13.5% below list).
• Recommended offer: $254k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.2% in Seymour — 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 64/100 on livability (#165 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Sevier County (rural): math 31% / reading 28% proficiency, ranked #62 of 139 in TN (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: New Center Elementary (math 32% / reading 28%, grade F, #415 of 952 statewide, top 44%, 855 students, 0% FRL); Seymour Junior High (math 40% / reading 30%, grade F, #65 of 333 statewide, top 20%, 766 students, 0% FRL); Sevier County High School (math 20% / reading 38%, grade F, #92 of 332 statewide, top 28%, 1,248 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.3%/yr); 230 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,594 units permitted in Sevier County in 2024 (456 in 5+ unit buildings).
• This rent runs 35% of the median local income ($88k/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.
• Sevier County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($259k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,376 (13.5% 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 221 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $303,870
• List price: $293,990
• Delta: -3.25%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Seymour Centre Blvd	0.03mi	4/2.5	1,554 (0%)	3mo	$303,905	$196	96
239 Business Park Ln	0.12mi	4/2.5	1,554 (0%)	0mo	$302,000	$194	94
228 Business Park Ln	0.12mi	4/2.5	1,554 (0%)	1mo	$304,865	$196	93
238 Business Park Ln	0.12mi	4/2.5	1,554 (0%)	1mo	$302,870	$195	93
236 Business Park Ln	0.12mi	4/2.5	1,554 (0%)	1mo	$295,650	$190	93
243 Business Park Ln	0.12mi	4/2.5	1,554 (0%)	2mo	$303,870	$196	92
237 Business Park Ln	0.12mi	4/2.5	1,554 (0%)	4mo	$304,260	$196	91
224 Business Park Ln	0.12mi	3/2.5 (-1)	1,381 (-11%)	0mo	$296,925	$215	71
244 Business Park Ln	0.12mi	3/2.5 (-1)	1,381 (-11%)	2mo	$286,760	$208	69
242 Business Park Ln	0.12mi	3/2.5 (-1)	1,381 (-11%)	3mo	$282,568	$205	69
246 Business Park Ln	0.12mi	3/2.5 (-1)	1,381 (-11%)	3mo	$292,760	$212	68
248 Business Park Ln	0.13mi	3/2.5 (-1)	1,381 (-11%)	3mo	$295,870	$214	68

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 · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-56,714
• Equity at exit: $45,308

10-year hold

• IRR: -13.2%
• Equity multiple: 0.25×
• Total profit: $-63,742
• Equity at exit: $26,273

Cash invested: $85,084 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 28 under contract
• Months of supply: 6.5 mo (15%/mo absorbed)
• Median asking: $304,390 ($196/sqft)
• Median days on market: 51 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: -0.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 37865

• Home prices YoY: -23.6%
• Rents YoY: 2.3%
• Active inventory: 230
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,544 high
• Mortgage (P&I): −$1,594
• Tax est. 1.5%: −$380 /mo · $4,558/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-90

Break-even live

Break-even rent $2,658

Max offer price $290,788

Occupancy floor 99%

Sensitivity live

Price	-10% $120	-5% $15	+0% $-90	+5% $-195	+10% $-300
Rent	-10% $-291	-5% $-191	+0% $-90	+5% $10	+10% $111
Rate	-1.0pp $63	-0.5pp $-13	base $-90	+0.5pp $-169	+1.0pp $-249

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: $75,968
• Closing costs: $9,116
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Seymore Centre Blvd Unit 314 Seymour, TN	4.0	2.5	1554	$2,990	$1.92	51d	1	0.03mi
314 Seymore Centre Blvd Unit 314 Seymour, TN	4.0	2.5	1554	$2,990	$1.92	41d	1	0.03mi
244 Business Park Ln Seymour, TN	3.0	2.5	1361	$2,200	$1.62	41d	1	0.11mi
243 Business Park Ln Seymour, TN	4.0	2.5	1554	$2,350	$1.51	41d	1	0.11mi
121 Creekwood Way Seymour, TN	3.0	3.0	1776	$2,300	$1.30	32d	1	0.12mi
9159 Rolling Stone WAY Knoxville, TN	3.0	2.5	1850	$2,300	$1.24	72d	1	1.30mi
8848 W Simpson Rd Knoxville, TN	3.0	1.5	1224	$1,975	$1.61	72d	1	1.47mi

Listing history 50 events

1. 2026-08-08
   days on market $293,990 Active 221 DOM
2. 2026-08-07
   days on market $293,990 Active 220 DOM
3. 2026-08-06
   days on market $293,990 Active 219 DOM
4. 2026-08-05
   days on market $293,990 Active 218 DOM
5. 2026-08-04
   days on market $293,990 Active 217 DOM
6. 2026-08-03
   days on market $293,990 Active 216 DOM
7. 2026-07-31
   days on market $293,990 Active 213 DOM
8. 2026-07-30
   days on market $293,990 Active 211 DOM
9. 2026-07-25
   days on market $293,990 Active 207 DOM
10. 2026-07-24
    days on market $293,990 Active 206 DOM
11. 2026-07-23
    days on market $293,990 Active 205 DOM
12. 2026-07-22
    days on market $293,990 Active 204 DOM
13. 2026-07-21
    days on market $293,990 Active 203 DOM
14. 2026-07-18
    days on market $293,990 Active 200 DOM
15. 2026-07-16
    days on market $293,990 Active 198 DOM
16. 2026-07-16
    days on market $293,990 Active 197 DOM
17. 2026-07-14
    days on market $293,990 Active 196 DOM
18. 2026-07-13
    days on market $293,990 Active 195 DOM
19. 2026-07-12
    days on market $293,990 Active 194 DOM
20. 2026-07-11
    days on market $293,990 Active 193 DOM
21. 2026-07-10
    days on market $293,990 Active 192 DOM
22. 2026-07-09
    days on market $293,990 Active 191 DOM
23. 2026-07-08
    days on market $293,990 Active 190 DOM
24. 2026-07-07
    days on market $293,990 Active 189 DOM
25. 2026-07-07
    days on market $293,990 Active 188 DOM
26. 2026-07-05
    days on market $293,990 Active 187 DOM
27. 2026-07-04
    days on market $293,990 Active 186 DOM
28. 2026-07-03
    days on market $293,990 Active 185 DOM
29. 2026-07-02
    days on market $293,990 Active 184 DOM
30. 2026-07-01
    days on market $293,990 Active 183 DOM
31. 2026-06-30
    days on market $293,990 Active 182 DOM
32. 2026-06-29
    days on market $293,990 Active 181 DOM
33. 2026-06-28
    days on market $293,990 Active 180 DOM
34. 2026-06-28
    days on market $293,990 Active 179 DOM
35. 2026-06-27
    days on market $293,990 Active 178 DOM
36. 2026-06-26
    days on market $293,990 Active 177 DOM
37. 2026-06-23
    days on market $293,990 Active 174 DOM
38. 2026-06-22
    days on market $293,990 Active 173 DOM
39. 2026-06-19
    days on market $293,990 Active 171 DOM
40. 2026-06-18
    days on market $293,990 Active 170 DOM
41. 2026-06-17
    days on market $293,990 Active 169 DOM
42. 2026-06-16
    days on market $293,990 Active 168 DOM
43. 2026-06-15
    days on market $293,990 Active 167 DOM
44. 2026-06-14
    days on market $293,990 Active 165 DOM
45. 2026-06-13
    days on market $293,990 Active 164 DOM
46. 2026-06-10
    days on market $293,990 Active 162 DOM
47. 2026-06-09
    days on market $293,990 Active 161 DOM
48. 2026-06-08
    days on market $293,990 Active 160 DOM
49. 2026-06-07
    days on market $293,990 Active 159 DOM
50. 2026-06-02
    days on market $293,990 Active 154 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,525
• − Mortgage interest: −$17,021
• − Property taxes: −$4,558
• − Insurance: −$1,519
• − Repairs & maintenance: −$2,442
• − Management: −$2,442
• − Depreciation: −$8,840
• Taxable loss: −$6,298
• Est. tax savings @ 24.0%: +$1,511
• After-tax cash flow: $427/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This Mitchell Townhome in Seymour, TN is in excellent condition with no visible repairs or maintenance needed. It offers a modern and functional layout with ample space and is ready for immediate move-in.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale New flooring in bathrooms — Improves functionality and appearance ↑
• Resale New kitchen appliances — Enhances functionality and appeal ↑

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Seymour Primary F TN #319/952 Nat'l #23,081/41,679 Middle Seymour Junior High F TN #65/333 Nat'l #7,460/14,009 High Seymour High School

Schools (NCES district)

• District: Sevier County
• NCES district ID: 4703780
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $42,730
• Composite: 25.12/100
• National rank: #7527
• State rank: #62 of 139 in TN

C Composite livability gradescore 64/100

Livability — Seymour

• Score: 64/100
• State rank: #165
• US rank: #14260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seymour, TN
• County: Sevier County · 107,903 people
• City population: 25,074
• Metro: Sevierville, TN
• Population (ZIP): 25,074
• Household income: $88,231
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 2% of renters

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Population outlook (Sevier County) Hauer SSP2

• Today (2025): 107,903 people
• By 2030: 113,633 · +5.3%
• By 2040: 123,969 · +14.9%
• By 2050: 132,123 · +22.4%
• By 2075: 148,524 · +37.6%
• By 2100: 153,436 · +42.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Romanian 3% Italian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Other Indo-European 1%

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Political lean MEDSL · Sevier

• 2024 margin: Solid R (+61.1) · D 18.9% · R 80.1% · Other 1.0%
• 2008→2024 swing: -13.1pp toward R · 2008: -48.1pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+57.6 2016: R+61.7 2012: R+54.8 2008: R+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.05%
• Current HPI: 339.7655
• Rent YoY: ▲ 2.31%
• Metro: Sevierville, TN
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

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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

• 2025-12-30 Listed $293,990 Zillow