4157 Van Hill Rd · Baileyton, TN 37745

$135,000

2 bd · 2.0 ba · 896 sqft · Other public records · 117 Days on market

Built 2000 2.68 ac lot $151/sqft · 31% above area Est $193k · 30% under ↓ 3% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two homes on 2.68 acres in Greeneville, TN for $150K! Located in Hawkins County, this East Tennessee property offers investment potential, rental opportunity, and peaceful country living. Properties with land and multiple homes under $200K are becoming increasingly rare. Welcome to 4157 Van Hill Road in Greeneville, Tennessee, located in scenic Hawkins County. Now offered at $150,000, this unique East Tennessee property features two homes on a combined 2.68 acres, offering incredible potential for investors, multi-generational living, rental income, or buyers searching for affordable land in Greeneville TN. The primary residence is currently configured as a 1-bedroom, 2-bath home. Originally built as a 2-bedroom, the sellers opened the second bedroom to create a larger open-concept living area, making the home feel more spacious and functional. The floor plan could easily be converted back to a 2-bedroom layout if desired, providing flexibility and added future value. Surrounded by mature trees and peaceful countryside, this property offers the quiet lifestyle East Tennessee is known for. Wildlife including deer and turkey are often seen on the property, making it ideal for buyers looking for country living, homestead potential, or privacy while still being within driving distance of Greeneville amenities. Also included is the neighboring parcel at 4187 Van Hill Road, adding an additional 1.09 acres and a second mobile home featuring 2 bedrooms and 1.5 baths. While the second home will need renovation before being move-in ready, it presents a great opportunity for rental income, guest housing, or an investment project. Additional features include a utility/storage building for tools, equipment, or workshop space. Property Highlights 2.68 total acres in Greeneville, TN Located in Hawkins County Two homes on separate parcels Investment or rental income opportunity Primary home currently 1BR / 2BA (convertible back to 2BR) Second 2BR / 1.5BA mobile home with renovation potential Peaceful wooded setting with abundant wildlife Storage building included With East Tennessee land becoming harder to find and limited inventory under $200K, properties like this offer long-term potential and multiple possibilities. Schedule your showing today and explore the opportunity this Greeneville TN acreage property has to offer.

Key facts

• 2.68 acre lot
• Built 2000
• Listed 116 days

Tags

• TWO HOMES ON SEPARATE PARCELS
• INCOME PRODUCING POTENTIAL
• WOODED SETTING WITH PRIVACY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $-46 ($-553/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (16.8% below list).
• Recommended offer: $112k (16.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#364 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A, housing A-; Watch: schools F, crime F, amenities F.
• Hawkins County (rural): math 23% / reading 26% proficiency, ranked #93 of 139 in TN (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 224 active listings in the ZIP; 151 units permitted in Hawkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hawkins County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,258 (16.8% 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 117 days. Have you received any prior offers? Is the seller open to a 17% 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 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. Crime grade is F 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: 0.83% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (median comp): $193,219
• List price: $135,000
• Delta: -30.13%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-24,796
• Equity at exit: $20,129

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-25,305
• Equity at exit: $11,672

Cash invested: $37,800 (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 37745

• Home prices YoY: -6.0%
• Active inventory: 224
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-46

Break-even live

Break-even rent $1,181

Max offer price $128,327

Occupancy floor 99%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $135,000 Active 117 DOM
2. 2026-06-18
   days on market $135,000 Active 116 DOM
3. 2026-06-17
   days on market $135,000 Active 115 DOM
4. 2026-06-16
   days on market $135,000 Active 114 DOM
5. 2026-06-15
   days on market $135,000 Active 113 DOM
6. 2026-06-14
   days on market $135,000 Active 111 DOM
7. 2026-06-13
   days on market $135,000 Active 110 DOM
8. 2026-06-10
   days on market $135,000 Active 108 DOM
9. 2026-06-09
   days on market $135,000 Active 107 DOM
10. 2026-06-08
    days on market $135,000 Active 106 DOM
11. 2026-06-07
    days on market $135,000 Active 105 DOM
12. 2026-06-05
    days on market $135,000 Active 102 DOM
13. 2026-06-02
    days on market $135,000 Active 100 DOM
14. 2026-06-01
    days on market $135,000 Active 99 DOM
15. 2026-05-31
    days on market $135,000 Active 98 DOM
16. 2026-05-30
    days on market $135,000 Active 97 DOM
17. 2026-04-07
    price $142,500 2376-char remark

    Show marketing remark (2376 chars)

    Two homes on 2.68 acres in Greeneville, TN for $150K! Located in Hawkins County, this East Tennessee property offers investment potential, rental opportunity, and peaceful country living. Properties with land and multiple homes under $200K are becoming increasingly rare. Welcome to 4157 Van Hill Road in Greeneville, Tennessee, located in scenic Hawkins County. Now offered at $150,000, this unique East Tennessee property features two homes on a combined 2.68 acres, offering incredible potential for investors, multi-generational living, rental income, or buyers searching for affordable land in Greeneville TN. The primary residence is currently configured as a 1-bedroom, 2-bath home. Originally built as a 2-bedroom, the sellers opened the second bedroom to create a larger open-concept living area, making the home feel more spacious and functional. The floor plan could easily be converted back to a 2-bedroom layout if desired, providing flexibility and added future value. Surrounded by mature trees and peaceful countryside, this property offers the quiet lifestyle East Tennessee is known for. Wildlife including deer and turkey are often seen on the property, making it ideal for buyers looking for country living, homestead potential, or privacy while still being within driving distance of Greeneville amenities. Also included is the neighboring parcel at 4187 Van Hill Road, adding an additional 1.09 acres and a second mobile home featuring 2 bedrooms and 1.5 baths. While the second home will need renovation before being move-in ready, it presents a great opportunity for rental income, guest housing, or an investment project. Additional features include a utility/storage building for tools, equipment, or workshop space. Property Highlights 2.68 total acres in Greeneville, TN Located in Hawkins County Two homes on separate parcels Investment or rental income opportunity Primary home currently 1BR / 2BA (convertible back to 2BR) Second 2BR / 1.5BA mobile home with renovation potential Peaceful wooded setting with abundant wildlife Storage building included With East Tennessee land becoming harder to find and limited inventory under $200K, properties like this offer long-term potential and multiple possibilities. Schedule your showing today and explore the opportunity this Greeneville TN acreage property has to offer.

18. 2026-03-31
    price $147,500 2376-char remark

    Show marketing remark (2376 chars)

    Two homes on 2.68 acres in Greeneville, TN for $150K! Located in Hawkins County, this East Tennessee property offers investment potential, rental opportunity, and peaceful country living. Properties with land and multiple homes under $200K are becoming increasingly rare. Welcome to 4157 Van Hill Road in Greeneville, Tennessee, located in scenic Hawkins County. Now offered at $150,000, this unique East Tennessee property features two homes on a combined 2.68 acres, offering incredible potential for investors, multi-generational living, rental income, or buyers searching for affordable land in Greeneville TN. The primary residence is currently configured as a 1-bedroom, 2-bath home. Originally built as a 2-bedroom, the sellers opened the second bedroom to create a larger open-concept living area, making the home feel more spacious and functional. The floor plan could easily be converted back to a 2-bedroom layout if desired, providing flexibility and added future value. Surrounded by mature trees and peaceful countryside, this property offers the quiet lifestyle East Tennessee is known for. Wildlife including deer and turkey are often seen on the property, making it ideal for buyers looking for country living, homestead potential, or privacy while still being within driving distance of Greeneville amenities. Also included is the neighboring parcel at 4187 Van Hill Road, adding an additional 1.09 acres and a second mobile home featuring 2 bedrooms and 1.5 baths. While the second home will need renovation before being move-in ready, it presents a great opportunity for rental income, guest housing, or an investment project. Additional features include a utility/storage building for tools, equipment, or workshop space. Property Highlights 2.68 total acres in Greeneville, TN Located in Hawkins County Two homes on separate parcels Investment or rental income opportunity Primary home currently 1BR / 2BA (convertible back to 2BR) Second 2BR / 1.5BA mobile home with renovation potential Peaceful wooded setting with abundant wildlife Storage building included With East Tennessee land becoming harder to find and limited inventory under $200K, properties like this offer long-term potential and multiple possibilities. Schedule your showing today and explore the opportunity this Greeneville TN acreage property has to offer.

19. 2026-03-07
    price $150,000 2376-char remark

    Show marketing remark (2376 chars)

    Two homes on 2.68 acres in Greeneville, TN for $150K! Located in Hawkins County, this East Tennessee property offers investment potential, rental opportunity, and peaceful country living. Properties with land and multiple homes under $200K are becoming increasingly rare. Welcome to 4157 Van Hill Road in Greeneville, Tennessee, located in scenic Hawkins County. Now offered at $150,000, this unique East Tennessee property features two homes on a combined 2.68 acres, offering incredible potential for investors, multi-generational living, rental income, or buyers searching for affordable land in Greeneville TN. The primary residence is currently configured as a 1-bedroom, 2-bath home. Originally built as a 2-bedroom, the sellers opened the second bedroom to create a larger open-concept living area, making the home feel more spacious and functional. The floor plan could easily be converted back to a 2-bedroom layout if desired, providing flexibility and added future value. Surrounded by mature trees and peaceful countryside, this property offers the quiet lifestyle East Tennessee is known for. Wildlife including deer and turkey are often seen on the property, making it ideal for buyers looking for country living, homestead potential, or privacy while still being within driving distance of Greeneville amenities. Also included is the neighboring parcel at 4187 Van Hill Road, adding an additional 1.09 acres and a second mobile home featuring 2 bedrooms and 1.5 baths. While the second home will need renovation before being move-in ready, it presents a great opportunity for rental income, guest housing, or an investment project. Additional features include a utility/storage building for tools, equipment, or workshop space. Property Highlights 2.68 total acres in Greeneville, TN Located in Hawkins County Two homes on separate parcels Investment or rental income opportunity Primary home currently 1BR / 2BA (convertible back to 2BR) Second 2BR / 1.5BA mobile home with renovation potential Peaceful wooded setting with abundant wildlife Storage building included With East Tennessee land becoming harder to find and limited inventory under $200K, properties like this offer long-term potential and multiple possibilities. Schedule your showing today and explore the opportunity this Greeneville TN acreage property has to offer.

20. 2026-02-22
    listed $155,000 Active 2376-char remark

    Show marketing remark (2376 chars)

    Two homes on 2.68 acres in Greeneville, TN for $150K! Located in Hawkins County, this East Tennessee property offers investment potential, rental opportunity, and peaceful country living. Properties with land and multiple homes under $200K are becoming increasingly rare. Welcome to 4157 Van Hill Road in Greeneville, Tennessee, located in scenic Hawkins County. Now offered at $150,000, this unique East Tennessee property features two homes on a combined 2.68 acres, offering incredible potential for investors, multi-generational living, rental income, or buyers searching for affordable land in Greeneville TN. The primary residence is currently configured as a 1-bedroom, 2-bath home. Originally built as a 2-bedroom, the sellers opened the second bedroom to create a larger open-concept living area, making the home feel more spacious and functional. The floor plan could easily be converted back to a 2-bedroom layout if desired, providing flexibility and added future value. Surrounded by mature trees and peaceful countryside, this property offers the quiet lifestyle East Tennessee is known for. Wildlife including deer and turkey are often seen on the property, making it ideal for buyers looking for country living, homestead potential, or privacy while still being within driving distance of Greeneville amenities. Also included is the neighboring parcel at 4187 Van Hill Road, adding an additional 1.09 acres and a second mobile home featuring 2 bedrooms and 1.5 baths. While the second home will need renovation before being move-in ready, it presents a great opportunity for rental income, guest housing, or an investment project. Additional features include a utility/storage building for tools, equipment, or workshop space. Property Highlights 2.68 total acres in Greeneville, TN Located in Hawkins County Two homes on separate parcels Investment or rental income opportunity Primary home currently 1BR / 2BA (convertible back to 2BR) Second 2BR / 1.5BA mobile home with renovation potential Peaceful wooded setting with abundant wildlife Storage building included With East Tennessee land becoming harder to find and limited inventory under $200K, properties like this offer long-term potential and multiple possibilities. Schedule your showing today and explore the opportunity this Greeneville TN acreage property has to offer.

21. 2025-08-31
    price $147,400

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,471
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$3,927
• Taxable loss: −$2,874
• Est. tax savings @ 24.0%: +$690
• After-tax cash flow: $136/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: Hawkins County
• NCES district ID: 4701740
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $37,555
• Composite: 20.45/100
• National rank: #8581
• State rank: #93 of 139 in TN

Livability — Baileyton

• Score: 55/100
• State rank: #364
• US rank: #23608

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greene County · 45,638 people
• Metro: Greeneville, TN
• Population (ZIP): 21,090
• Household income: $57,159
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 359.0

Population outlook (Hawkins County) Hauer SSP2

• Today (2025): 55,226 people
• By 2030: 53,784 · -2.6%
• By 2040: 50,015 · -9.4%
• By 2050: 45,682 · -17.3%
• By 2075: 36,211 · -34.4%
• By 2100: 26,536 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Chinese 1%

Political lean MEDSL · Hawkins

• 2024 margin: Solid R (+68.8) · D 15.2% · R 84.0%
• 2008→2024 swing: -26.9pp toward R · 2008: -42.0pp · 2024: -68.8pp
• All cycles: 2024: R+68.8 2020: R+65.8 2016: R+63.4 2012: R+47.0 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.99%
• Current HPI: 295.4621
• Rent YoY: —
• Metro: Greeneville, 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

-3.3% since first listed

5 events — show timeline

• 2026-04-07 Price Changed $142,500 TVRMLS
• 2026-03-31 Price Changed $147,500 TVRMLS
• 2026-03-07 Price Changed $150,000 TVRMLS
• 2026-02-22 Listed $155,000 TVRMLS
• 2025-08-31 Price Changed $147,400 TVRMLS

Property tax history

+2.9%/yr

Latest (2025): $204 · +0.0% YoY. Source: county tax records.