306 Davis St · Greeneville, TN 37743

$107,900

2 bd · 1.0 ba · 846 sqft · SingleFamily public records · 32 Days on market

Built 1935 8,276 sqft lot Est $146k · 26% 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).

• Cash flow +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.9/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors looking to Invest! Great in-town location. Zoned B4 Just off the main entrance to Greeneville. Newer roof proximity 4 years old. Previous rental property. Rents for $500 per month. The home is being painted. More pictures to come! buyer's agent or buyers to verify Information!

Key facts

• 8,276 sq ft lot
• Built 1935
• Listed 31 days

Property features AI

Finance

• Other: Lot dimensions approximately 56 x 150 (0.19 acre)
• Financial info: No financial or investor-specific details listed
• HOA & community: No HOA information listed

Exterior

• Parking: Gravel parking; no garage
• Security: No security features listed
• Utilities: Public water; Public sewer; Natural gas available and connected; Cable available and connected
• Home design: Single-family house; One level; B4 zoning
• Construction: Vinyl siding; Metal roof; Crawl space foundation; Built as a house (year not provided)
• Exterior features: Front porch; Level to sloped topography

Interior

• Kitchen: Other appliances (details not specified)
• Bedrooms: Total of 6 rooms (bedroom breakdown not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No cooling (no central air listed)
• Interior features: Other interior features (see remarks); Two fireplaces (details/remarks)
• Laundry & utility: No specific laundry details listed

🏷️ Possibly a rental listed for sale. The $107,900 price doesn't fit this home's estimated sale value (~$145,512) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/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 $106k (1.5% below list).
• Recommended offer: $105k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.7% in Greeneville — 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 66/100 on livability (#125 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Greeneville (town): math 31% / reading 34% proficiency, ranked #45 of 139 in TN (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Highland Elementary (math 12% / reading 22%, grade F, #709 of 952 statewide, top 77%, 159 students, 0% FRL); Greeneville Middle School (math 28% / reading 26%, grade F, #128 of 333 statewide, top 40%, 571 students, 0% FRL); Greeneville High School (math 42% / reading 55%, grade D, #13 of 332 statewide, top 4%, 958 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 252 active listings in the ZIP; 333 units permitted in Greene County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $746 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Greene County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $108k implies a 1339% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,663 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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. 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?
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: 0.99% ✗
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $145,512
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Floral St	0.26mi	2/1.0	843 (-0%)	8mo	$145,000	$172	80
304 Highland Ave	0.45mi	2/1.0	905 (+7%)	2mo	$62,000	$69	66
327 Floral St	0.13mi	3/1.0 (+1)	924 (+9%)	20mo	$35,000	$38	57
816 Carson St	0.63mi	2/1.0	800 (-5%)	7mo	$152,000	$190	56
320 Highland Ave	0.52mi	3/1.0 (+1)	903 (+7%)	6mo	$55,000	$61	54
104 Clem St	0.17mi	2/1.0	750 (-11%)	22mo	$128,000	$171	54
330 Church St	0.69mi	3/2.0 (+1)	860 (+2%)	3mo	$210,000	$244	54
700 Church St	0.43mi	2/2.0	872 (+3%)	21mo	$168,750	$194	54
211 Home St	0.40mi	2/1.0	912 (+8%)	23mo	$170,000	$186	49
822 Carson St	0.64mi	2/1.0	825 (-2%)	24mo	$194,000	$235	46
128 Unaka Aly	0.74mi	2/1.0	910 (+8%)	17mo	$152,000	$167	38

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-5,511
• Equity at exit: $16,088

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $10,501
• Equity at exit: $9,329

Cash invested: $30,212 (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 37743

• Home prices YoY: -8.5%
• Active inventory: 252
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $189

Break-even live

Break-even rent $824

Max offer price $107,900

Occupancy floor 77%

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: $26,975
• Closing costs: $3,237
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $107,900 Active 32 DOM
2. 2026-06-18
   days on market $107,900 Active 31 DOM
3. 2026-06-17
   days on market $107,900 Active 30 DOM
4. 2026-06-16
   days on market $107,900 Active 29 DOM
5. 2026-06-15
   days on market $107,900 Active 28 DOM
6. 2026-06-14
   days on market $107,900 Active 26 DOM
7. 2026-06-12
   days on market $107,900 Active 25 DOM
8. 2026-06-09
   days on market $107,900 Active 22 DOM
9. 2026-06-08
   days on market $107,900 Active 21 DOM
10. 2026-06-07
    days on market $107,900 Active 20 DOM
11. 2026-06-03
    days on market $107,900 Active 16 DOM
12. 2026-06-02
    days on market $107,900 Active 15 DOM
13. 2026-06-01
    days on market $107,900 Active 14 DOM
14. 2026-05-31
    days on market $107,900 Active 13 DOM
15. 2026-05-30
    days on market $107,900 Active 12 DOM
16. 2026-05-18
    listed $107,900 Active
17. 2005-11-14
    soldstatus $7,500

ⓘ 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: $483 · $40/mo
• Projected year-2 tax: $766 · $64/mo
• Expected delta: +$283/yr (+$24/mo · 58.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,755
• − Mortgage interest: −$6,044
• − Property taxes: −$483
• − Insurance: −$540
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$3,139
• Taxable income: $509
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $2,142/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: Greeneville
• NCES district ID: 4701500
• Math proficiency: 31% ▼ -15.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $32,683
• Composite: 26.62/100
• National rank: #7176
• State rank: #45 of 139 in TN

Livability — Greeneville

• Score: 66/100
• State rank: #125
• US rank: #11825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greeneville, TN
• County: Greene County · 45,638 people
• City population: 45,638
• Metro: Greeneville, TN
• Population (ZIP): 24,548
• Household income: $54,566
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 390.0

Population outlook (Greene County) Hauer SSP2

• Today (2025): 68,624 people
• By 2030: 68,114 · -0.7%
• By 2040: 66,167 · -3.6%
• By 2050: 63,038 · -8.1%
• By 2075: 55,274 · -19.5%
• By 2100: 45,527 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 2% Black 2%
• Common ancestry: Serbian 3% Italian 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+65.7) · D 16.6% · R 82.3% · Other 1.2%
• 2008→2024 swing: -25.0pp toward R · 2008: -40.7pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+60.7 2016: R+61.0 2012: R+46.0 2008: R+40.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.08%
• Current HPI: 303.4589
• 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

+1338.7% since first listed

2 events — show timeline

• 2026-05-18 Listed $107,900 TVRMLS
• 2005-11-14 Sold (Public Records) $7,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $483 · +0.0% YoY. Source: county tax records.