896 English Mountain Rd · Newport, TN 37722

$189,900

1 bd · 1.0 ba · 480 sqft · SingleFamily public records · 88 Days on market

Built 1981 0.80 ac lot $396/sqft · 24% below area Est $251k · 24% under ↓ 5% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.4/30.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Charming Cabin on Nearly an Acre- Proven Income Property. Escape to this beautiful updated cabin offering cozy living with big potential. In the last few years this cabin was fully renovated and is move in ready weather it be a permanent residence or continue to being a rental. It has been successful in the last six months as a short term rental. Situated on nearly an acre, the property provides privacy and room to enjoy the outdoors, complete with a small barn in the back. It can provide immediate storage, or a place to store your hobby items. Conveniently located less than an hour from Knoxville, The Great Smoky Mountains, and Pigeon Forge, you'll enjoy easy access to top destinations while having a peaceful retreat to call your own. Buyer to do their own due diligence.

Key facts

• Fully renovated
• Easy access
• Updated cabin

Tags

• UPDATED CABIN
• FULLY RENOVATED
• NEARLY AN ACRE
• SMALL BARN
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-479 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (36.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (40.0% below list).
• Recommended offer: $114k (40.0% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 2.9% in Newport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 56/100 on livability (#347 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, crime F, amenities F.
• Cocke County (rural): math 21% / reading 21% proficiency, ranked #112 of 139 in TN (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 168 active listings in the ZIP; 13 units permitted in Cocke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Cocke County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, 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 88 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,903 (40.0% 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 88 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.60% ✗
• Cap rate: 3.69%
• Cash-on-cash: -9.31%
• DSCR: 0.59
• GRM: 13.9

CMA / ARV

• ARV (median comp): $250,606
• List price: $189,900
• Delta: -24.22%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
896 English Mountain Rd Rd	0.00mi	1/1.0	486 (+1%)	20mo	$142,500	$293	81
403 Mcgaha Chapel Rd. Rd	0.75mi	1/1.0	480 (0%)	19mo	$249,000	$519	49

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: 16.7%
• Equity multiple: 2.37×
• Total profit: $72,976
• Equity at exit: $171,077

10-year hold

• IRR: 15.9%
• Equity multiple: 5.49×
• Total profit: $239,008
• Equity at exit: $368,934

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 37722

• Home prices YoY: 27.9%
• Active inventory: 168
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-479

Break-even live

Break-even rent $1,745

Max offer price $120,591

Occupancy floor —

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 20 events

1. 2026-06-19
   days on market $189,900 Active 88 DOM
2. 2026-06-18
   days on market $189,900 Active 87 DOM
3. 2026-06-17
   days on market $189,900 Active 86 DOM
4. 2026-06-16
   days on market $189,900 Active 85 DOM
5. 2026-06-15
   days on market $189,900 Active 84 DOM
6. 2026-06-14
   days on market $189,900 Active 82 DOM
7. 2026-06-13
   days on market $189,900 Active 81 DOM
8. 2026-06-10
   days on market $189,900 Active 79 DOM
9. 2026-06-09
   days on market $189,900 Active 78 DOM
10. 2026-06-08
    days on market $189,900 Active 77 DOM
11. 2026-06-07
    days on market $189,900 Active 76 DOM
12. 2026-06-05
    days on market $189,900 Active 73 DOM
13. 2026-06-02
    days on market $189,900 Active 71 DOM
14. 2026-06-01
    days on market $189,900 Active 70 DOM
15. 2026-05-31
    days on market $189,900 Active 69 DOM
16. 2026-05-30
    days on market $189,900 Active 68 DOM
17. 2026-05-05
    price $189,900 782-char remark

    Show marketing remark (797 chars)

    Charming Cabin on Nearly an Acre- Proven Income Property. Escape to this beautiful updated cabin offering cozy living with big potential. In the last few years this cabin was fully renovated and is move in ready weather it be a permanent residence or continue to being a rental. It has been successful in the last six months as a short term rental. Situated on nearly an acre, the property provides privacy and room to enjoy the outdoors, complete with a small barn in the back. It can provide immediate storage, or a place to store your hobby items. Conveniently located less than an hour from Knoxville, The Great Smoky Mountains, and Pigeon Forge, you'll enjoy easy access to top destinations while having a peaceful retreat to call your own. Buyer to do their own due diligence.

18. 2026-05-05
    price $189,900 797-char remark

    Show marketing remark (797 chars)

    Charming Cabin on Nearly an Acre- Proven Income Property. Escape to this beautiful updated cabin offering cozy living with big potential. In the last few years this cabin was fully renovated and is move in ready weather it be a permanent residence or continue to being a rental. It has been successful in the last six months as a short term rental. Situated on nearly an acre, the property provides privacy and room to enjoy the outdoors, complete with a small barn in the back. It can provide immediate storage, or a place to store your hobby items. Conveniently located less than an hour from Knoxville, The Great Smoky Mountains, and Pigeon Forge, you'll enjoy easy access to top destinations while having a peaceful retreat to call your own. Buyer to do their own due diligence.

19. 2026-04-28
    listed $199,900 Active 782-char remark

    Show marketing remark (782 chars)

    Charming Cabin on Nearly an Acre- Proven Income Property. Escape to this beautiful updated cabin offering cozy living with big potential. In the last few years this cabin was fully renovated and is move in ready weather it be a permanent residence or continue to being a rental. It has been successful in the last six months as a short term rental. Situated on nearly an acre, the property provides privacy and room to enjoy the outdoors, complete with a small barn in the back. It can provide immediate storage, or a place to store your hobby items. Conveniently located less than an hour from Knoxville, The Great Smoky Mountains, and Pigeon Forge, you'll enjoy easy access to top destinations while having a peaceful retreat to call your own. Buyer to do their own due diligence.

20. 2026-03-23
    listed $199,900 Active 797-char remark

    Show marketing remark (797 chars)

    Charming Cabin on Nearly an Acre- Proven Income Property. Escape to this beautiful updated cabin offering cozy living with big potential. In the last few years this cabin was fully renovated and is move in ready weather it be a permanent residence or continue to being a rental. It has been successful in the last six months as a short term rental. Situated on nearly an acre, the property provides privacy and room to enjoy the outdoors, complete with a small barn in the back. It can provide immediate storage, or a place to store your hobby items. Conveniently located less than an hour from Knoxville, The Great Smoky Mountains, and Pigeon Forge, you'll enjoy easy access to top destinations while having a peaceful retreat to call your own. Buyer to do their own due diligence.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥101°F today · 24 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: $13,668
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$1,747
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$5,524
• Taxable loss: −$9,276
• Est. tax savings @ 24.0%: +$2,226
• After-tax cash flow: $-3,522/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: Cocke County
• NCES district ID: 4700750
• Math proficiency: 21% ▼ -10.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $33,486
• Composite: 17.17/100
• National rank: #9109
• State rank: #112 of 139 in TN

Livability — Newport

• Score: 56/100
• State rank: #347
• US rank: #22944

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,430

Population outlook (Cocke County) Hauer SSP2

• Today (2025): 33,586 people
• By 2030: 32,394 · -3.5%
• By 2040: 29,727 · -11.5%
• By 2050: 27,075 · -19.4%
• By 2075: 22,590 · -32.7%
• By 2100: 19,643 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 4% Native American 2%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Slovak 5% Romanian 1% Iranian 1%
• Foreign-born: 4% · Canada, Guatemala, China
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Cocke

• 2024 margin: Solid R (+68.2) · D 15.4% · R 83.7%
• 2008→2024 swing: -23.3pp toward R · 2008: -44.9pp · 2024: -68.2pp
• All cycles: 2024: R+68.2 2020: R+64.8 2016: R+64.5 2012: R+49.4 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 85.12%
• Current HPI: 390.2959
• 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

-5.0% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $189,900 LAAR
• 2026-05-05 Price Changed $189,900 Knoxville MLS
• 2026-04-28 Listed $199,900 LAAR
• 2026-03-23 Listed $199,900 Knoxville MLS