1280 E Harper Ave · Maryville, TN 37804

$150,000

1 bd · 2.0 ba · 1,588 sqft · MultiFamily public records

Built 2003

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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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.8/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Located on a corner Lot in the City of Maryville, this property has the potential to be a great Rental. Some remodeling started, but incomplete; has potential for additional Bedrooms. Partially finished area on 2nd story with outside entrance, not included in sq. ft. Days 1-7: Offers will not be reviewed; Days 8-12: Offers ONLY from NSP buyers, Municipalities, Non-profits and OWNER-OCCUPANTS; Days 13+: Offers from ALL buyers.

Key facts

• Built 2003

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.8% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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.
• Current owner paid $125k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $150,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.49%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $7,744
• Equity at exit: $22,365

10-year hold

• IRR: 16.1%
• Equity multiple: 2.44×
• Total profit: $60,680
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,788 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $437

Break-even live

Break-even rent $1,235

Max offer price $150,000

Occupancy floor 71%

Sensitivity live

Price	-10% $522	-5% $480	+0% $437	+5% $395	+10% $352
Rent	-10% $296	-5% $367	+0% $437	+5% $508	+10% $578
Rate	-1.0pp $513	-0.5pp $475	base $437	+0.5pp $398	+1.0pp $359

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Wright Rd Maryville, TN	1.0	1.0	1248	$850	$0.68	25d	1	0.30mi
410 E Church Ave Unit 1 Maryville, TN	2.0	2.0	1193	$2,250	$1.89	16d	1	0.73mi
913 Naomi Dr Unit Naomi- 918 Maryville, TN	2.0	1.5	1075	$1,398	$1.30	25d	1	1.39mi
100 Vintage Alcoa Way Alcoa, TN	1.0–3.0	1.0–2.0	1077	$1,642	$1.52	13d	12	1.50mi

Listing history 10 events

1. 2026-05-26
   listed $150,000
2. 2026-04-20
   soldstatus $125,000
3. 2012-06-04
   soldstatus $20,000 429-char remark

   Show marketing remark (429 chars)

   Located on a corner Lot in the City of Maryville, this property has the potential to be a great Rental. Some remodeling started, but incomplete; has potential for additional Bedrooms. Partially finished area on 2nd story with outside entrance, not included in sq. ft. Days 1-7: Offers will not be reviewed; Days 8-12: Offers ONLY from NSP buyers, Municipalities, Non-profits and OWNER-OCCUPANTS; Days 13+: Offers from ALL buyers.

4. 2012-04-05
   listed $24,900 429-char remark

   Show marketing remark (429 chars)

   Located on a corner Lot in the City of Maryville, this property has the potential to be a great Rental. Some remodeling started, but incomplete; has potential for additional Bedrooms. Partially finished area on 2nd story with outside entrance, not included in sq. ft. Days 1-7: Offers will not be reviewed; Days 8-12: Offers ONLY from NSP buyers, Municipalities, Non-profits and OWNER-OCCUPANTS; Days 13+: Offers from ALL buyers.

5. 2011-12-08
   listed $24,900
6. 2009-02-17
   listed $135,000
7. 2006-11-06
   soldstatus $92,000
8. 2006-11-06
   soldstatus $92,000
9. 2006-10-27
   soldstatus $92,000
10. 2006-04-19
    listed $85,900

ⓘ 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: $1,515 · $126/mo
• Projected year-2 tax: $1,515 · $126/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 2/10 Low
• 🌡 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,457
• − Mortgage interest: −$8,402
• − Property taxes: −$1,515
• − Insurance: −$750
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$4,364
• Taxable income: $2,993
• Est. tax owed @ 24.0%: −$718
• After-tax cash flow: $4,528/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

+74.6% since first listed

10 events — show timeline

• 2026-05-26 Listed $150,000 FSBO.com
• 2026-04-20 Sold (Public Records) $125,000 Public Records
• 2012-06-04 Sold (MLS) $20,000 Knoxville MLS
• 2012-04-05 Listed $24,900 Knoxville MLS
• 2011-12-08 Listed $24,900 Knoxville MLS
• 2009-02-17 Listed $135,000 Knoxville MLS
• 2006-11-06 Sold (Public Records) $92,000 Public Records
• 2006-11-06 Sold (Public Records) $92,000 Public Records
• 2006-10-27 Sold (MLS) $92,000 Knoxville MLS
• 2006-04-19 Listed $85,900 Knoxville MLS

Property tax history

+6.9%/yr

Latest (2025): $1,515 · +4.3% YoY. Source: county tax records.