3034 Pete Worthington Rd · Dayton, TN 37332

$269,900

3 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 24 Days on market

Built 1980 0.57 ac lot $148/sqft · 36% below area Est $421k · 36% under

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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
• Appreciation +7.1/10.0
• Cash flow +7.0/30.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• 1% rule +0.5/10.0

Listing remarks MLS

This newly renovated three-bedroom, two-bathroom home in Rhea County has plenty to offer! Updates include new flooring, cabinets with granite countertops, appliances, fresh paint throughout, a new front porch, exterior siding, and light fixtures. Step inside to a welcoming living room, followed by an eat-in kitchen with a sliding glass door that opens to the backyard—perfect for grilling or outdoor dining. Down the hall, you'll find a full guest bathroom, two guest bedrooms, and the primary suite. The lower level features an extra living or bonus room, plus another space ideal for an office, craft area, or playroom. Buyer to verify all information.

Key facts

• New front porch
• Exterior siding
• New flooring

Tags

• NEW FLOORING
• GRANITE COUNTERTOPS
• NEW FRONT PORCH
• EXTERIOR SIDING
• SLIDING GLASS DOOR
• EXTRA LIVING ROOM

Property features AI

Exterior

• Parking: Driveway parking (no garage)
• Utilities: Public water available; Septic tank; Electricity available
• Home design: Single-family residence; Residential property; Three or more levels; Existing structure
• Construction: Vinyl siding; Other exterior materials; Metal roof
• Exterior features: Shared driveway; Gravel driveway; Lot approximately 0.57 acres (dimensions ~347 x 147 irregular)

Interior

• Kitchen: Electric oven; Cooktop; Dishwasher; Refrigerator; Microwave
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air plus other cooling
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-395 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (25.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (44.7% below list).
• Recommended offer: $149k (44.7% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 2.5% in Dayton — 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 65/100 on livability (#143 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities F, commute F, employment F.
• Rhea County (rural): math 35% / reading 31% proficiency, ranked #38 of 139 in TN (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Frazier Elementary (math 52% / reading 42%, grade D-, #139 of 952 statewide, top 16%, 336 students, 0% FRL); Rhea Middle School (math 39% / reading 26%, grade F, #81 of 333 statewide, top 26%, 556 students, 0% FRL); Rhea County High School (math 24% / reading 35%, grade F, #86 of 332 statewide, top 27%, 1,500 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 68 active listings in the ZIP; 198 units permitted in Rhea County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($2k loan paydown + $11k appreciation (4.3% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $96k; list at $270k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $149,207 (44.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.55% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.26%
• DSCR: 0.72
• GRM: 15.1

CMA / ARV

• ARV (median comp): $420,586
• List price: $269,900
• Delta: -33.45%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 Tucker Chase Ct	0.64mi	3/2.5	2,035 (+12%)	8mo	$370,000	$182	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.34×
• Total profit: $25,615
• Equity at exit: $140,918

10-year hold

• IRR: 8.0%
• Equity multiple: 2.39×
• Total profit: $104,737
• Equity at exit: $233,795

Cash invested: $75,572 (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 37332

• Home prices YoY: 1.1%
• Active inventory: 68
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $1,492 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$45 /mo · $545/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-395

Break-even live

Break-even rent $1,991

Max offer price $200,206

Occupancy floor —

Sensitivity live

Price	-10% $-242	-5% $-318	+0% $-395	+5% $-780	+10% $-873
Rent	-10% $-512	-5% $-453	+0% $-395	+5% $-336	+10% $-277
Rate	-1.0pp $-259	-0.5pp $-326	base $-395	+0.5pp $-464	+1.0pp $-536

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $269,900 Active 24 DOM
2. 2026-06-21
   days on market $269,900 Active 23 DOM
3. 2026-06-18
   days on market $269,900 Active 21 DOM
4. 2026-06-17
   days on market $269,900 Active 20 DOM
5. 2026-06-16
   days on market $269,900 Active 19 DOM
6. 2026-06-15
   days on market $269,900 Active 18 DOM
7. 2026-06-13
   days on market $269,900 Active 16 DOM
8. 2026-06-12
   days on market $269,900 Active 15 DOM
9. 2026-06-09
   days on market $269,900 Active 12 DOM
10. 2026-06-08
    days on market $269,900 Active 11 DOM
11. 2026-06-08
    days on market $269,900 Active 10 DOM
12. 2026-06-07
    pricedays on market $269,900 Active 9 DOM
13. 2026-06-03
    days on market $279,900 Active 6 DOM
14. 2026-06-02
    days on market $279,900 Active 5 DOM
15. 2026-06-01
    days on market $279,900 Active 4 DOM
16. 2026-05-31
    days on market $279,900 Active 3 DOM
17. 2026-04-24
    price $279,900 662-char remark

    Show marketing remark (662 chars)

    This newly renovated three-bedroom, two-bathroom home in Rhea County has plenty to offer! Updates include new flooring, cabinets with granite countertops, appliances, fresh paint throughout, a new front porch, exterior siding, and light fixtures. Step inside to a welcoming living room, followed by an eat-in kitchen with a sliding glass door that opens to the backyard—perfect for grilling or outdoor dining. Down the hall, you'll find a full guest bathroom, two guest bedrooms, and the primary suite. The lower level features an extra living or bonus room, plus another space ideal for an office, craft area, or playroom. Buyer to verify all information.

18. 2026-04-24
    price $279,900 662-char remark

    Show marketing remark (662 chars)

    This newly renovated three-bedroom, two-bathroom home in Rhea County has plenty to offer! Updates include new flooring, cabinets with granite countertops, appliances, fresh paint throughout, a new front porch, exterior siding, and light fixtures. Step inside to a welcoming living room, followed by an eat-in kitchen with a sliding glass door that opens to the backyard—perfect for grilling or outdoor dining. Down the hall, you'll find a full guest bathroom, two guest bedrooms, and the primary suite. The lower level features an extra living or bonus room, plus another space ideal for an office, craft area, or playroom. Buyer to verify all information.

19. 2026-03-19
    price $283,900 662-char remark

    Show marketing remark (662 chars)

    This newly renovated three-bedroom, two-bathroom home in Rhea County has plenty to offer! Updates include new flooring, cabinets with granite countertops, appliances, fresh paint throughout, a new front porch, exterior siding, and light fixtures. Step inside to a welcoming living room, followed by an eat-in kitchen with a sliding glass door that opens to the backyard—perfect for grilling or outdoor dining. Down the hall, you'll find a full guest bathroom, two guest bedrooms, and the primary suite. The lower level features an extra living or bonus room, plus another space ideal for an office, craft area, or playroom. Buyer to verify all information.

20. 2026-03-19
    price $283,900 662-char remark

    Show marketing remark (662 chars)

    This newly renovated three-bedroom, two-bathroom home in Rhea County has plenty to offer! Updates include new flooring, cabinets with granite countertops, appliances, fresh paint throughout, a new front porch, exterior siding, and light fixtures. Step inside to a welcoming living room, followed by an eat-in kitchen with a sliding glass door that opens to the backyard—perfect for grilling or outdoor dining. Down the hall, you'll find a full guest bathroom, two guest bedrooms, and the primary suite. The lower level features an extra living or bonus room, plus another space ideal for an office, craft area, or playroom. Buyer to verify all information.

21. 2026-02-23
    price $284,900 662-char remark

    Show marketing remark (662 chars)

    This newly renovated three-bedroom, two-bathroom home in Rhea County has plenty to offer! Updates include new flooring, cabinets with granite countertops, appliances, fresh paint throughout, a new front porch, exterior siding, and light fixtures. Step inside to a welcoming living room, followed by an eat-in kitchen with a sliding glass door that opens to the backyard—perfect for grilling or outdoor dining. Down the hall, you'll find a full guest bathroom, two guest bedrooms, and the primary suite. The lower level features an extra living or bonus room, plus another space ideal for an office, craft area, or playroom. Buyer to verify all information.

22. 2026-02-23
    price $284,900 662-char remark

    Show marketing remark (662 chars)

    This newly renovated three-bedroom, two-bathroom home in Rhea County has plenty to offer! Updates include new flooring, cabinets with granite countertops, appliances, fresh paint throughout, a new front porch, exterior siding, and light fixtures. Step inside to a welcoming living room, followed by an eat-in kitchen with a sliding glass door that opens to the backyard—perfect for grilling or outdoor dining. Down the hall, you'll find a full guest bathroom, two guest bedrooms, and the primary suite. The lower level features an extra living or bonus room, plus another space ideal for an office, craft area, or playroom. Buyer to verify all information.

23. 2026-01-17
    listed $289,900 Active 662-char remark

    Show marketing remark (662 chars)

    This newly renovated three-bedroom, two-bathroom home in Rhea County has plenty to offer! Updates include new flooring, cabinets with granite countertops, appliances, fresh paint throughout, a new front porch, exterior siding, and light fixtures. Step inside to a welcoming living room, followed by an eat-in kitchen with a sliding glass door that opens to the backyard—perfect for grilling or outdoor dining. Down the hall, you'll find a full guest bathroom, two guest bedrooms, and the primary suite. The lower level features an extra living or bonus room, plus another space ideal for an office, craft area, or playroom. Buyer to verify all information.

24. 2026-01-16
    listed $289,900 Active 662-char remark

    Show marketing remark (662 chars)

    This newly renovated three-bedroom, two-bathroom home in Rhea County has plenty to offer! Updates include new flooring, cabinets with granite countertops, appliances, fresh paint throughout, a new front porch, exterior siding, and light fixtures. Step inside to a welcoming living room, followed by an eat-in kitchen with a sliding glass door that opens to the backyard—perfect for grilling or outdoor dining. Down the hall, you'll find a full guest bathroom, two guest bedrooms, and the primary suite. The lower level features an extra living or bonus room, plus another space ideal for an office, craft area, or playroom. Buyer to verify all information.

25. 2008-03-20
    soldstatus $96,000
26. 2008-03-20
    soldstatus $96,000
27. 2008-02-03
    listed $109,500
28. 2007-04-05
    listed $44,900

ⓘ 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: $545 · $45/mo
• Projected year-2 tax: $1,916 · $160/mo
• Expected delta: +$1,371/yr (+$114/mo · 251.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,905
• − Mortgage interest: −$15,119
• − Property taxes: −$545
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$7,852
• Taxable loss: −$9,825
• Est. tax savings @ 24.0%: +$2,358
• After-tax cash flow: $-2,376/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: Rhea County
• NCES district ID: 4703510
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $39,059
• Composite: 27.67/100
• National rank: #6917
• State rank: #38 of 139 in TN

Livability — Dayton

• Score: 65/100
• State rank: #143
• US rank: #12896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,670
• Population (ZIP): 2,123

Population outlook (Rhea County) Hauer SSP2

• Today (2025): 33,187 people
• By 2030: 33,482 · +0.9%
• By 2040: 33,786 · +1.8%
• By 2050: 33,730 · +1.6%
• By 2075: 33,603 · +1.3%
• By 2100: 33,312 · +0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Black 2%
• Common ancestry: Serbian 7% Slovak 4% Scottish 1%

Political lean MEDSL · Rhea

• 2024 margin: Solid R (+66.9) · D 16.0% · R 82.9% · Other 1.1%
• 2008→2024 swing: -20.7pp toward R · 2008: -46.2pp · 2024: -66.9pp
• All cycles: 2024: R+66.9 2020: R+63.7 2016: R+61.3 2012: R+48.9 2008: R+46.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.26%
• Current HPI: 398.9351
• 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

+501.1% since first listed

16 events — show timeline

• 2026-06-05 Price Changed $269,900 RCAOR
• 2026-06-05 Price Changed $269,900 REALTRACS as Distributed by MLS Grid
• 2026-06-05 Price Changed $269,900 Knoxville MLS
• 2026-04-24 Price Changed $279,900 RCAOR
• 2026-04-24 Price Changed $279,900 Knoxville MLS
• 2026-03-19 Price Changed $283,900 RCAOR
• 2026-03-19 Price Changed $283,900 Knoxville MLS
• 2026-02-23 Price Changed $284,900 RCAOR
• 2026-02-23 Price Changed $284,900 Knoxville MLS
• 2026-01-17 Listed $279,900 REALTRACS as Distributed by MLS Grid
• 2026-01-17 Listed $289,900 RCAOR
• 2026-01-16 Listed $289,900 Knoxville MLS
• 2008-03-20 Sold (Public Records) $96,000 Public Records
• 2008-03-20 Sold (MLS) $96,000 Knoxville MLS
• 2008-02-03 Listed $109,500 Knoxville MLS
• 2007-04-05 Listed $44,900 Knoxville MLS

Property tax history

+1.4%/yr

Latest (2025): $545 · +0.0% YoY. Source: county tax records.