675 Pinto Rd · Greeneville, TN 37745

$189,900

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 175 Days on market

Built 1999 0.46 ac lot ↓ 14% 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).

• Cash flow +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +3.3/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This 3-bedroom, 2-bath home offers comfort and convenience in a great location close to shops, restaurants, and local activities. Enjoy nearly half an acre of outdoor space perfect for relaxing by the fire pit, playing yard games, or sipping your morning coffee on the covered back porch. The spacious shed provides a bonus area for tools, lawn equipment, hobbies, or extra storage. Don't miss your chance to make this property yours—schedule a showing today! Buyer/Buyer's Agent to verify all information.

Key facts

• Spacious shed
• Great location
• Fire pit

Tags

• GREAT LOCATION
• OUTDOOR SPACE
• FIRE PIT
• COVERED BACK PORCH
• SPACIOUS SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $40 ($485/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 $147k (22.6% below list).
• Recommended offer: $147k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Greene County (rural): math 27% / reading 24% proficiency, ranked #83 of 139 in TN (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Doak Elementary (math 31% / reading 18%, grade F, #546 of 952 statewide, top 61%, 569 students, 0% FRL); Chuckey Doak Middle School (math 41% / reading 25%, grade F, #77 of 333 statewide, top 24%, 388 students, 0% FRL); Chuckey Doak High School (math 22% / reading 42%, grade F, #56 of 332 statewide, top 20%, 592 students, 0% FRL) — zoned schools average 0% FRL vs 58% district-wide (58 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 224 active listings in the ZIP; 333 units permitted in Greene County in 2024 (72 in 5+ unit buildings).
• This rent runs 31% of the median local income ($57k/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 $1k of loan paydown is wiped out by about $6k 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 175 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,921 (22.6% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.77% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-28,292
• Equity at exit: $28,315

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-21,709
• Equity at exit: $16,419

Cash invested: $53,172 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$45 /mo · $543/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $40

Break-even live

Break-even rent $1,418

Max offer price $189,900

Occupancy floor 92%

Sensitivity live

Price	-10% $148	-5% $94	+0% $40	+5% $-13	+10% $-67
Rent	-10% $-76	-5% $-18	+0% $40	+5% $98	+10% $157
Rate	-1.0pp $136	-0.5pp $89	base $40	+0.5pp $-9	+1.0pp $-59

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-22
   historical Active Under Contract 526-char remark

   Show marketing remark (526 chars)

   Welcome home! This 3-bedroom, 2-bath home offers comfort and convenience in a great location close to shops, restaurants, and local activities. Enjoy nearly half an acre of outdoor space perfect for relaxing by the fire pit, playing yard games, or sipping your morning coffee on the covered back porch. The spacious shed provides a bonus area for tools, lawn equipment, hobbies, or extra storage. Don't miss your chance to make this property yours—schedule a showing today! Buyer/Buyer's Agent to verify all information.

2. 2026-04-22
   status Pending

   Show marketing remark (526 chars)

   Welcome home! This 3-bedroom, 2-bath home offers comfort and convenience in a great location close to shops, restaurants, and local activities. Enjoy nearly half an acre of outdoor space perfect for relaxing by the fire pit, playing yard games, or sipping your morning coffee on the covered back porch. The spacious shed provides a bonus area for tools, lawn equipment, hobbies, or extra storage. Don't miss your chance to make this property yours—schedule a showing today! Buyer/Buyer's Agent to verify all information.

3. 2026-02-18
   price $189,900

   Show marketing remark (526 chars)

   Welcome home! This 3-bedroom, 2-bath home offers comfort and convenience in a great location close to shops, restaurants, and local activities. Enjoy nearly half an acre of outdoor space perfect for relaxing by the fire pit, playing yard games, or sipping your morning coffee on the covered back porch. The spacious shed provides a bonus area for tools, lawn equipment, hobbies, or extra storage. Don't miss your chance to make this property yours—schedule a showing today! Buyer/Buyer's Agent to verify all information.

4. 2026-02-18
   price $189,900 526-char remark

   Show marketing remark (526 chars)

   Welcome home! This 3-bedroom, 2-bath home offers comfort and convenience in a great location close to shops, restaurants, and local activities. Enjoy nearly half an acre of outdoor space perfect for relaxing by the fire pit, playing yard games, or sipping your morning coffee on the covered back porch. The spacious shed provides a bonus area for tools, lawn equipment, hobbies, or extra storage. Don't miss your chance to make this property yours—schedule a showing today! Buyer/Buyer's Agent to verify all information.

5. 2026-01-19
   price $199,900 526-char remark

   Show marketing remark (526 chars)

   Welcome home! This 3-bedroom, 2-bath home offers comfort and convenience in a great location close to shops, restaurants, and local activities. Enjoy nearly half an acre of outdoor space perfect for relaxing by the fire pit, playing yard games, or sipping your morning coffee on the covered back porch. The spacious shed provides a bonus area for tools, lawn equipment, hobbies, or extra storage. Don't miss your chance to make this property yours—schedule a showing today! Buyer/Buyer's Agent to verify all information.

6. 2026-01-19
   price $199,999

   Show marketing remark (526 chars)

   Welcome home! This 3-bedroom, 2-bath home offers comfort and convenience in a great location close to shops, restaurants, and local activities. Enjoy nearly half an acre of outdoor space perfect for relaxing by the fire pit, playing yard games, or sipping your morning coffee on the covered back porch. The spacious shed provides a bonus area for tools, lawn equipment, hobbies, or extra storage. Don't miss your chance to make this property yours—schedule a showing today! Buyer/Buyer's Agent to verify all information.

7. 2025-11-21
   price $201,900

   Show marketing remark (526 chars)

   Welcome home! This 3-bedroom, 2-bath home offers comfort and convenience in a great location close to shops, restaurants, and local activities. Enjoy nearly half an acre of outdoor space perfect for relaxing by the fire pit, playing yard games, or sipping your morning coffee on the covered back porch. The spacious shed provides a bonus area for tools, lawn equipment, hobbies, or extra storage. Don't miss your chance to make this property yours—schedule a showing today! Buyer/Buyer's Agent to verify all information.

8. 2025-11-21
   price $201,900 526-char remark

   Show marketing remark (526 chars)

   Welcome home! This 3-bedroom, 2-bath home offers comfort and convenience in a great location close to shops, restaurants, and local activities. Enjoy nearly half an acre of outdoor space perfect for relaxing by the fire pit, playing yard games, or sipping your morning coffee on the covered back porch. The spacious shed provides a bonus area for tools, lawn equipment, hobbies, or extra storage. Don't miss your chance to make this property yours—schedule a showing today! Buyer/Buyer's Agent to verify all information.

9. 2025-10-30
   listed $209,900 Active 526-char remark

   Show marketing remark (526 chars)

   Welcome home! This 3-bedroom, 2-bath home offers comfort and convenience in a great location close to shops, restaurants, and local activities. Enjoy nearly half an acre of outdoor space perfect for relaxing by the fire pit, playing yard games, or sipping your morning coffee on the covered back porch. The spacious shed provides a bonus area for tools, lawn equipment, hobbies, or extra storage. Don't miss your chance to make this property yours—schedule a showing today! Buyer/Buyer's Agent to verify all information.

10. 2025-10-29
    listed $209,900 Active
11. 2024-10-17
    price $205,000
12. 2024-06-20
    price $219,900

ⓘ 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: $543 · $45/mo
• Projected year-2 tax: $1,348 · $112/mo
• Expected delta: +$805/yr (+$67/mo · 148.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 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: $17,631
• − Mortgage interest: −$10,637
• − Property taxes: −$543
• − Insurance: −$950
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$5,524
• Taxable loss: −$2,845
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $1,168/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: Greene County
• NCES district ID: 4701470
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $37,517
• Composite: 21.3/100
• National rank: #8388
• State rank: #83 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

• County: Greene County · 45,638 people
• City population: 45,638
• 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 (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 (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 · 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: ▼ -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

-13.6% since first listed

12 events — show timeline

• 2026-04-22 Contingent — LAAR
• 2026-04-22 Pending — TVRMLS
• 2026-02-18 Price Changed $189,900 TVRMLS
• 2026-02-18 Price Changed $189,900 LAAR
• 2026-01-19 Price Changed $199,900 LAAR
• 2026-01-19 Price Changed $199,999 TVRMLS
• 2025-11-21 Price Changed $201,900 TVRMLS
• 2025-11-21 Price Changed $201,900 LAAR
• 2025-10-30 Listed $209,900 LAAR
• 2025-10-29 Listed $209,900 TVRMLS
• 2024-10-17 Price Changed $205,000 TVRMLS
• 2024-06-20 Price Changed $219,900 TVRMLS

Property tax history

+6.7%/yr

Latest (2025): $543 · +0.0% YoY. Source: county tax records.