127 Chapel St · Greeneville, TN 37743

$109,250

2 bd · 1.0 ba · 992 sqft · SingleFamily public records · 36 Days on market

Built 1953 0.45 ac lot Est $178k · 38% 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.1/10.0
• 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 MLS

Inside the city of Greeneville on +/- . 45-acre lot with beautiful views. Spacious cottage with a convenient five-room floor plan: Living room; kitchen with nice wood-finish cabinets and master BR and two other BRs.

Key facts

• Five room floor plan
• 45 acre lot
• 0.45 acre lot

Tags

• 45 ACRE LOT
• FIVE ROOM FLOOR PLAN

Property features AI

Exterior

• Parking: Detached gravel parking; 1-space carport
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available
• Home design: Single-family house; One level; Metal roof; Vinyl siding; Zoned R3
• Construction: Vinyl siding construction; Metal roof; Block basement, partially finished
• Exterior features: Front yard fencing; Outbuilding; Level topography

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Partially finished basement (block)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: C Hal Henard Elementary (math 27% / reading 37%, grade F, #369 of 952 statewide, top 42%, 437 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 $756 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 36 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $109k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $105,972 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1953 — 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: 1.01% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $177,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Juniper St	0.33mi	2/1.0	1,047 (+6%)	2mo	$178,000	$170	73
604 East Church Hill Rd	0.15mi	2/1.0	882 (-11%)	4mo	$75,000	$85	71
802 East Church Street St	0.26mi	2/1.0	918 (-8%)	7mo	$100,000	$109	70
408 Oak Grove Ave	0.57mi	2/1.0	1,045 (+5%)	0mo	$260,000	$249	64
421 Juniper St	0.50mi	1/1.0 (-1)	1,048 (+6%)	2mo	$125,100	$119	61
1006 E Church St	0.59mi	2/1.0	936 (-6%)	5mo	$195,000	$208	58
413 Bernard Ave	0.46mi	2/1.0	896 (-10%)	5mo	$170,000	$190	58
330 Church St	0.23mi	3/2.0 (+1)	860 (-13%)	3mo	$210,000	$244	56
103 Skyview Dr #1	0.68mi	2/1.5	900 (-9%)	0mo	$950	$1	50
417 Bernard Ave	0.49mi	2/1.0	1,120 (+13%)	7mo	$149,000	$133	50
104 Tennessee Dr	0.68mi	2/2.0	1,120 (+13%)	2mo	$200,000	$179	41
331 Paul St	0.65mi	3/1.0 (+1)	1,136 (+14%)	1mo	$234,600	$207	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-6,805
• Equity at exit: $16,290

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $8,057
• Equity at exit: $9,446

Cash invested: $30,590 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,101 medium
• Mortgage (P&I): −$573
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $171

Break-even live

Break-even rent $885

Max offer price $109,250

Occupancy floor 79%

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: $27,312
• Closing costs: $3,278
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-01
   statusdays on market $109,250 Pending 36 DOM
2. 2026-05-31
   days on market $109,250 Active 35 DOM
3. 2026-05-30
   days on market $109,250 Active 34 DOM
4. 2026-05-15
   price $109,250
5. 2026-05-15
   status Active
6. 2026-04-22
   status Pending
7. 2026-04-03
   listed $115,000 Active
8. 2019-02-01
   soldstatus $46,900 215-char remark

   Show marketing remark (599 chars)

   Inside the city of Greeneville on +/- . 45-acre lot with beautiful views. Spacious cottage with a convenient five-room floor plan: Living room; kitchen with nice wood-finish cabinets and master BR and two other BRs. Buyer/buyer's agent to verify info. Case # 481-387826 FHA IE Subject to appraisal. HUD homes are sold "As Is". Seller makes no representations or warranties as to property condition. EHO. Seller may contribute up to 3% for buyer's closing costs upon buyer request. Property is owned by US Dept of HUD. All properties built prior to 1978 possibly contains Lead Based Paint.

9. 2019-02-01
   soldstatus $46,900 599-char remark

   Show marketing remark (599 chars)

   Inside the city of Greeneville on +/- . 45-acre lot with beautiful views. Spacious cottage with a convenient five-room floor plan: Living room; kitchen with nice wood-finish cabinets and master BR and two other BRs. Buyer/buyer's agent to verify info. Case # 481-387826 FHA IE Subject to appraisal. HUD homes are sold "As Is". Seller makes no representations or warranties as to property condition. EHO. Seller may contribute up to 3% for buyer's closing costs upon buyer request. Property is owned by US Dept of HUD. All properties built prior to 1978 possibly contains Lead Based Paint.

10. 2018-11-07
    listed $50,000 215-char remark

    Show marketing remark (599 chars)

    Inside the city of Greeneville on +/- . 45-acre lot with beautiful views. Spacious cottage with a convenient five-room floor plan: Living room; kitchen with nice wood-finish cabinets and master BR and two other BRs. Buyer/buyer's agent to verify info. Case # 481-387826 FHA IE Subject to appraisal. HUD homes are sold "As Is". Seller makes no representations or warranties as to property condition. EHO. Seller may contribute up to 3% for buyer's closing costs upon buyer request. Property is owned by US Dept of HUD. All properties built prior to 1978 possibly contains Lead Based Paint.

11. 2018-11-07
    listed $50,000 599-char remark

    Show marketing remark (599 chars)

    Inside the city of Greeneville on +/- . 45-acre lot with beautiful views. Spacious cottage with a convenient five-room floor plan: Living room; kitchen with nice wood-finish cabinets and master BR and two other BRs. Buyer/buyer's agent to verify info. Case # 481-387826 FHA IE Subject to appraisal. HUD homes are sold "As Is". Seller makes no representations or warranties as to property condition. EHO. Seller may contribute up to 3% for buyer's closing costs upon buyer request. Property is owned by US Dept of HUD. All properties built prior to 1978 possibly contains Lead Based Paint.

12. 2016-04-08
    soldstatus $77,000
13. 2016-04-07
    soldstatus $77,000
14. 2016-02-05
    listed $79,900
15. 2009-10-06
    soldstatus $60,000
16. 1986-03-25
    soldstatus $23,000

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $964 · $80/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 · 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: $13,218
• − Mortgage interest: −$6,120
• − Property taxes: −$964
• − Insurance: −$546
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$3,178
• Taxable income: $295
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $1,986/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

+375.0% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $109,250 TVRMLS
• 2026-05-15 Relisted — TVRMLS
• 2026-04-22 Pending — TVRMLS
• 2026-04-03 Listed $115,000 TVRMLS
• 2019-02-01 Sold (MLS) $46,900 TVRMLS
• 2019-02-01 Sold (MLS) $46,900 LAAR
• 2018-11-07 Listed $50,000 TVRMLS
• 2018-11-07 Listed $50,000 LAAR
• 2016-04-08 Sold (Public Records) $77,000 Public Records
• 2016-04-07 Sold (MLS) $77,000 TVRMLS
• 2016-02-05 Listed $79,900 TVRMLS
• 2009-10-06 Sold (Public Records) $60,000 Public Records
• 1986-03-25 Sold (Public Records) $23,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $964 · +0.0% YoY. Source: county tax records.