310 Conway St · Roan Mountain, TN 37687

$99,900

3 bd · 1.0 ba · 2,216 sqft · SingleFamily public records · 163 Days on market

Built 1949 0.29 ac lot

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

First time on the market, this three bedroom/two bath home in the village of Roan Mountain offers one level living with ease of entry in the back where you will find a large level lot. The original hardwood floors can be found in the majority of the house. Enjoy the breeze and mountain views from the wrap-around porch or walk a block to trout fish in a mountain stream. Buyer/Buyer's agent to verify all information.

Key facts

• Open floor plan
• Level lot
• Wrap-around porch

Tags

• OPEN FLOOR PLAN
• ORIGINAL HARDWOOD FLOORS
• UPSTAIRS BONUS AREA
• WRAP-AROUND PORCH
• LEVEL LOT
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Private well water
• Home design: Single-family residence; Residential property; Fixer condition
• Construction: Vinyl siding; House structure
• Exterior features: Asphalt roof; Level topography; 75' x 168' lot dimensions

Interior

• Kitchen: Refrigerator
• Bedrooms: 5 total rooms (includes bedroom count within total rooms)
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Insulated windows; Concrete basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-41 ($-496/yr) — negative.
• To cash-flow at today's rent, offer at most $93k (7.3% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 1.0% in Roan Mountain — 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 68/100 on livability (#79 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Carter County (suburban): math 16% / reading 23% proficiency, ranked #119 of 139 in TN (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Unaka Elementary (math 2% / reading 12%, grade F, #863 of 952 statewide, top 92%, 210 students, 0% FRL); Unaka High School (math 12% / reading 32%, grade F, #163 of 332 statewide, top 51%, 315 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: 92 active listings in the ZIP; 184 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Carter County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $94k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% 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 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.27% ✓
• Cap rate: 11.33%
• Cash-on-cash: 17.98%
• DSCR: 1.80
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $423,256
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Laurel Highlands Rd	0.38mi	3/3.5	2,175 (-2%)	12mo	$415,000	$191	60

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 2.86×
• Total profit: $52,012
• Equity at exit: $89,998

10-year hold

• IRR: 20.7%
• Equity multiple: 6.57×
• Total profit: $155,708
• Equity at exit: $194,084

Cash invested: $27,972 (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 37687

• Home prices YoY: 28.6%
• Active inventory: 92
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,270 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$19 /mo · $228/yr
• Insurance: −$42
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-41

Break-even live

Break-even rent $1,323

Max offer price $92,595

Occupancy floor 98%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $99,900 Active 163 DOM
2. 2026-06-18
   days on market $99,900 Active 162 DOM
3. 2026-06-17
   days on market $99,900 Active 161 DOM
4. 2026-06-16
   days on market $99,900 Active 160 DOM
5. 2026-06-15
   days on market $99,900 Active 159 DOM
6. 2026-06-14
   days on market $99,900 Active 157 DOM
7. 2026-06-13
   days on market $99,900 Active 156 DOM
8. 2026-06-10
   days on market $99,900 Active 154 DOM
9. 2026-06-09
   days on market $99,900 Active 153 DOM
10. 2026-06-08
    days on market $99,900 Active 152 DOM
11. 2026-06-07
    days on market $99,900 Active 151 DOM
12. 2026-06-03
    days on market $99,900 Active 147 DOM
13. 2026-06-02
    days on market $99,900 Active 146 DOM
14. 2026-06-01
    pricedays on market $99,900 Active 145 DOM
15. 2026-05-31
    days on market $119,250 Active 144 DOM
16. 2026-05-30
    days on market $119,250 Active 143 DOM
17. 2026-04-21
    price $134,750
18. 2026-03-30
    price $141,800
19. 2026-02-27
    price $149,250
20. 2026-02-16
    price $174,500
21. 2026-02-02
    price $183,800
22. 2026-01-07
    listed $193,500 Active
23. 2023-01-25
    soldstatus $155,000
24. 2020-11-20
    soldstatus $120,500
25. 2020-11-03
    soldstatus $120,500 418-char remark

    Show marketing remark (418 chars)

    First time on the market, this three bedroom/two bath home in the village of Roan Mountain offers one level living with ease of entry in the back where you will find a large level lot. The original hardwood floors can be found in the majority of the house. Enjoy the breeze and mountain views from the wrap-around porch or walk a block to trout fish in a mountain stream. Buyer/Buyer's agent to verify all information.

26. 2020-09-11
    listed $125,000 418-char remark

    Show marketing remark (418 chars)

    First time on the market, this three bedroom/two bath home in the village of Roan Mountain offers one level living with ease of entry in the back where you will find a large level lot. The original hardwood floors can be found in the majority of the house. Enjoy the breeze and mountain views from the wrap-around porch or walk a block to trout fish in a mountain stream. Buyer/Buyer's agent to verify all information.

ⓘ 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: $228 · $19/mo
• Projected year-2 tax: $709 · $59/mo
• Expected delta: +$481/yr (+$40/mo · 211.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 9 d/yr ≥90°F today · 27 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: $15,244
• − Mortgage interest: −$5,596
• − Property taxes: −$228
• − Insurance: −$6,024
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$2,906
• Taxable loss: −$1,950
• Est. tax savings @ 24.0%: +$468
• After-tax cash flow: $-28/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: Carter County
• NCES district ID: 4700510
• Math proficiency: 16% ▼ -19.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $33,744
• Composite: 15.92/100
• National rank: #9253
• State rank: #119 of 139 in TN

Livability — Roan Mountain

• Score: 68/100
• State rank: #79
• US rank: #9098

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roan Mountain, TN
• Population (ZIP): 4,379

Population outlook (Carter County) Hauer SSP2

• Today (2025): 54,493 people
• By 2030: 52,639 · -3.4%
• By 2040: 47,929 · -12.0%
• By 2050: 42,877 · -21.3%
• By 2075: 31,487 · -42.2%
• By 2100: 21,979 · -59.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Slovak 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+63.2) · D 17.9% · R 81.2%
• 2008→2024 swing: -16.1pp toward R · 2008: -47.2pp · 2024: -63.2pp
• All cycles: 2024: R+63.2 2020: R+61.5 2016: R+64.0 2012: R+52.0 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 86.62%
• Current HPI: 389.1391
• 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

+7.8% since first listed

10 events — show timeline

• 2026-04-21 Price Changed $134,750 TVRMLS
• 2026-03-30 Price Changed $141,800 TVRMLS
• 2026-02-27 Price Changed $149,250 TVRMLS
• 2026-02-16 Price Changed $174,500 TVRMLS
• 2026-02-02 Price Changed $183,800 TVRMLS
• 2026-01-07 Listed $193,500 TVRMLS
• 2023-01-25 Sold (Public Records) $155,000 Public Records
• 2020-11-20 Sold (Public Records) $120,500 Public Records
• 2020-11-03 Sold (MLS) $120,500 TVRMLS
• 2020-09-11 Listed $125,000 TVRMLS

Property tax history

-6.9%/yr

Latest (2025): $228 · -66.7% YoY. Source: county tax records.