403 Lower Briceville Rd · Briceville, TN 37710

$41,000

3 bd · 1.0 ba · 1,708 sqft · SingleFamily public records · 127 Days on market

Built 1900 10,018 sqft lot ↓ 11% since listing

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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
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

This property offers a unique opportunity for buyers seeking value and vision. With a functional layout and generous space, the home provides a blank canvas for those looking to make it their own. The lot offers ample room and flexibility, adding to the overall potential of the property. Conveniently located near local amenities, shopping, and schools. All information is deemed reliable but not guaranteed. Buyer and/or Buyer's agent to verify all information, including but not limited to lot size, zoning, restrictions, utilities, school zones, HOA information, and suitability for buyer's intended use.

Key facts

• Ample room
• Generous space
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• GENEROUS SPACE
• AMPLE ROOM
• CONVENIENTLY LOCATED
• LOCAL AMENITIES

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Septic tank
• Home design: Detached property
• Construction: Frame and other construction materials; Built area about 1,708 (per tax records)
• Exterior features: Level to rolling-slope lot

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating (other heating types present); No central cooling
• Interior features: Country setting
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $41k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($945 rent vs $41k).
• Recommended offer: $36k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Anderson County (town): math 25% / reading 28% proficiency, ranked #75 of 139 in TN (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 400 units permitted in Anderson County in 2024 (91 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($283 loan paydown + $2k appreciation (5.6% local appreciation)).
• At projected returns (5.6% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.30% ✓
• Cap rate: 19.98%
• Cash-on-cash: 48.89%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.0%
• Equity multiple: 4.18×
• Total profit: $36,475
• Equity at exit: $24,741

10-year hold

• IRR: 48.2%
• Equity multiple: 8.64×
• Total profit: $87,663
• Equity at exit: $44,002

Cash invested: $11,480 (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 37710

• Home prices YoY: 5.3%
• Active inventory: 6
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $945 medium
• Mortgage (P&I): −$215
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$17
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $401

Break-even live

Break-even rent $437

Max offer price $41,000

Occupancy floor 53%

Sensitivity live

Price	-10% $424	-5% $413	+0% $401	+5% $390	+10% $378
Rent	-10% $327	-5% $364	+0% $401	+5% $439	+10% $476
Rate	-1.0pp $422	-0.5pp $412	base $401	+0.5pp $391	+1.0pp $380

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: $10,250
• Closing costs: $1,230
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Upper Airbase Ln Apt 6 Briceville, TN	3.0	1.0	1200	$945	$0.79	24d	1	1.03mi

Listing history 19 events

1. 2026-06-18
   days on market $41,000 Active 127 DOM
2. 2026-06-17
   days on market $41,000 Active 126 DOM
3. 2026-06-16
   days on market $41,000 Active 125 DOM
4. 2026-06-15
   days on market $41,000 Active 124 DOM
5. 2026-06-14
   days on market $41,000 Active 122 DOM
6. 2026-06-13
   days on market $41,000 Active 121 DOM
7. 2026-06-10
   days on market $41,000 Active 119 DOM
8. 2026-06-09
   days on market $41,000 Active 118 DOM
9. 2026-06-08
   days on market $41,000 Active 117 DOM
10. 2026-06-07
    pricedays on market $41,000 Active 116 DOM
11. 2026-06-03
    days on market $44,500 Active 112 DOM
12. 2026-06-02
    days on market $44,500 Active 111 DOM
13. 2026-06-01
    days on market $44,500 Active 110 DOM
14. 2026-05-31
    days on market $44,500 Active 109 DOM
15. 2026-05-31
    days on market $44,500 Active 108 DOM
16. 2026-05-01
    price $44,500
17. 2026-04-01
    price $47,900
18. 2026-02-09
    listed $52,000 Active
19. 2005-11-02
    soldstatus $50,000

ⓘ 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: $561 · $47/mo
• Projected year-2 tax: $561 · $47/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 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,340
• − Mortgage interest: −$2,297
• − Property taxes: −$561
• − Insurance: −$1,002
• − Repairs & maintenance: −$907
• − Management: −$907
• − Depreciation: −$1,193
• Taxable income: $4,473
• Est. tax owed @ 24.0%: −$1,073
• After-tax cash flow: $3,742/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: Anderson County
• NCES district ID: 4700090
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $43,541
• Composite: 22.68/100
• National rank: #8043
• State rank: #75 of 139 in TN

Livability — Briceville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Briceville, TN
• Population (ZIP): 1,136

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 76,963 people
• By 2030: 77,226 · +0.3%
• By 2040: 76,905 · -0.1%
• By 2050: 75,405 · -2.0%
• By 2075: 70,858 · -7.9%
• By 2100: 60,585 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Slovak 2%
• Foreign-born: 0% · Canada

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+35.7) · D 31.5% · R 67.3% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -26.2pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.2 2016: R+34.3 2012: R+29.8 2008: R+26.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.60%
• Current HPI: 111.4326
• 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

-11.0% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $44,500 Knoxville MLS
• 2026-04-01 Price Changed $47,900 Knoxville MLS
• 2026-02-09 Listed $52,000 Knoxville MLS
• 2005-11-02 Sold (Public Records) $50,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $561 · +28.1% YoY. Source: county tax records.