619 Ardmore Cir · Maryville, TN 37804

$293,333

4 bd · 2.0 ba · 1,464 sqft · SingleFamily public records · 17 Days on market

Built 1971 8,276 sqft lot Est $331k · 11% 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).

• Cash flow +13.7/30.0
• ARV discount +12.6/15.0
• Schools +4.8/10.0
• DSCR +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a quiet cul-de-sac in the desirable City of Maryville, this charming 1971 brick/vinyl home offers space, flexibility, and comfort in a prime location. Featuring 4 spacious bedrooms and 2.5 bathrooms, this home also includes a versatile flex room--perfect for a fifth bedroom, home office, gym, or bonus retreat tailored to your needs. The layout provides plenty of room for both everyday living and entertaining. Step outside to enjoy a fully fenced backyard, ideal for pets, play, or relaxing evenings. A site-built 12.3 x 12.3 storage shed adds valuable extra space for tools, hobbies, or seasonal storage. Inside, the home comes equipped with essential appliances including a range

Key facts

• 8,276 sq ft lot
• Built 1971
• Listed 17 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Detached property; 1,690 total building area (owner reported)
• Construction: Vinyl siding; Brick exterior; Crawl space basement
• Exterior features: Storage structure; Cul-de-sac lot; Level lot; View: Other

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Laminate; Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Natural gas heating; Baseboard heating; Central cooling; Ceiling fans
• Interior features: Pantry; 7 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $293k.

Deal economics

• At list price, monthly cash flow is $21 ($250/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 $231k (21.1% below list).
• Recommended offer: $231k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.6% in Maryville — 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 71/100 on livability (#38 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D, commute F, health & safety F.
• Maryville (suburban): math 58% / reading 55% proficiency, ranked #5 of 139 in TN (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: John Sevier Elementary (math 67% / reading 52%, grade B-, #60 of 952 statewide, top 7%, 613 students, 0% FRL); Coulter Grove Intermediate School (math 60% / reading 56%, grade B, #9 of 333 statewide, top 2%, 881 students, 0% FRL); Maryville High School (math 15% / reading 60%, grade F, #32 of 332 statewide, top 9%, 1,242 students, 0% FRL) — zoned schools average 0% FRL vs 26% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.3%/yr); 137 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 937 units permitted in Blount County in 2024 (57 in 5+ unit buildings).
• This rent runs 35% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Blount County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($289k) is reasonable based on typical stale-listing flexibility.
• 3 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.

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 $231,323 (21.1% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.79% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $330,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 Shane Dr	0.13mi	3/2.0 (-1)	1,464 (0%)	12mo	$335,000	$229	79
707 Shane Dr	0.17mi	3/2.0 (-1)	1,338 (-9%)	2mo	$346,000	$259	71
617 Ardmore Cir	0.02mi	4/3.0	1,281 (-12%)	7mo	$305,000	$238	68
100 Shawnee Dr	0.47mi	4/2.0	1,560 (+7%)	10mo	$334,500	$214	59
108 Seminole Dr	0.50mi	4/2.0	1,607 (+10%)	2mo	$350,000	$218	58
203 Mavis Ln	0.57mi	3/2.0 (-1)	1,388 (-5%)	4mo	$340,000	$245	56
101 Freemont Cir	0.74mi	3/2.0 (-1)	1,476 (+1%)	4mo	$290,000	$196	56
207 N 6th St	0.67mi	3/1.0 (-1)	1,400 (-4%)	1mo	$325,000	$232	52
1603 Cherry Dr	0.46mi	3/2.0 (-1)	1,348 (-8%)	11mo	$304,900	$226	51
200 N 5th St	0.63mi	5/1.0 (+1)	1,558 (+6%)	3mo	$285,000	$183	48
136 Park Dr	0.70mi	3/1.0 (-1)	1,500 (+2%)	7mo	$312,000	$208	48
1540 Rampart Dr	0.56mi	3/1.0 (-1)	1,315 (-10%)	11mo	$235,000	$179	39

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 · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.50×
• Total profit: $-40,857
• Equity at exit: $43,737

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-10,836
• Equity at exit: $25,362

Cash invested: $82,133 (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 37804

• Home prices YoY: -15.4%
• Rents YoY: 5.3%
• Active inventory: 137
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,313 high
• Mortgage (P&I): −$1,538
• Tax from tax record: −$146 /mo · $1,754/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $21

Break-even live

Break-even rent $2,287

Max offer price $293,333

Occupancy floor 94%

Sensitivity live

Price	-10% $187	-5% $104	+0% $21	+5% $-62	+10% $-145
Rent	-10% $-162	-5% $-71	+0% $21	+5% $112	+10% $204
Rate	-1.0pp $169	-0.5pp $95	base $21	+0.5pp $-55	+1.0pp $-133

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: $73,333
• Closing costs: $8,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2221 Compton Dr Maryville, TN	4.0	2.0	1396	$1,895	$1.36	13d	1	0.44mi
200 Hemlock St Alcoa, TN	3.0	2.0	1123	$1,895	$1.69	21d	1	0.85mi
614 Elizabeth St Maryville, TN	3.0	2.0	1800	$2,400	$1.33	16d	1	0.95mi
1909 Rommel Dr Maryville, TN	3.0	2.0	1689	$2,300	$1.36	23d	1	1.00mi
1613 Sevierville Rd Maryville, TN	3.0	2.5	1500	$2,300	$1.53	25d	1	1.03mi
340 N Wright Rd Alcoa, TN	3.0	2.0	1200	$2,000	$1.67	16d	1	1.16mi
241 Whistlestop Ln Maryville, TN	3.0	2.5	1589	$2,100	$1.32	13d	1	1.20mi

Listing history 5 events

1. 2026-05-18
   status Pending
2. 2026-05-01
   listed $293,333 Active
3. 2026-04-28
   historical $293,333
4. 2008-07-09
   listed $129,900
5. 2007-07-02
   listed $134,900

ⓘ 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: $1,754 · $146/mo
• Projected year-2 tax: $2,083 · $174/mo
• Expected delta: +$329/yr (+$27/mo · 18.7%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,759
• − Mortgage interest: −$16,431
• − Property taxes: −$1,754
• − Insurance: −$1,467
• − Repairs & maintenance: −$2,221
• − Management: −$2,221
• − Depreciation: −$8,533
• Taxable loss: −$4,868
• Est. tax savings @ 24.0%: +$1,168
• After-tax cash flow: $1,418/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: Maryville
• NCES district ID: 4702700
• Math proficiency: 58% ▼ -3.00%
• Reading proficiency: 55% ▼ -3.00%
• Median HH income: $52,318
• Composite: 48.42/100
• National rank: #2134
• State rank: #5 of 139 in TN

Livability — Maryville

• Score: 71/100
• State rank: #38
• US rank: #6533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maryville, TN
• County: Blount County · 112,418 people
• City population: 89,294
• Metro: Knoxville, TN
• Population (ZIP): 27,382
• Household income: $79,025
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 466.0

Population outlook (Blount County) Hauer SSP2

• Today (2025): 135,873 people
• By 2030: 139,460 · +2.6%
• By 2040: 144,767 · +6.5%
• By 2050: 147,393 · +8.5%
• By 2075: 151,597 · +11.6%
• By 2100: 147,393 · +8.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Blount

• 2024 margin: Solid R (+47.7) · D 25.5% · R 73.2% · Other 1.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -39.4pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+44.2 2016: R+48.8 2012: R+45.7 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.46%
• Current HPI: 343.4773
• Rent YoY: ▲ 5.29%
• Metro: Knoxville, 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

+117.4% since first listed

5 events — show timeline

• 2026-05-18 Pending — Knoxville MLS
• 2026-05-01 Listed $293,333 Knoxville MLS
• 2026-04-28 Coming Soon $293,333 Knoxville MLS
• 2008-07-09 Listed $129,900 Knoxville MLS
• 2007-07-02 Listed $134,900 Knoxville MLS

Property tax history

+1.6%/yr

Latest (2025): $1,754 · +4.2% YoY. Source: county tax records.