315 Circle Dr · Maynardville, TN 37807

$229,599

3 bd · 2.0 ba · 2,128 sqft · Other public records · 40 Days on market

Built 2000 0.90 ac lot ↓ 4% since listing

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Tucked away on approximately 0.9 acres, this private 3BR/2BA doublewide offers over 2,100 sq ft of space--giving you the room and setting to truly spread out and enjoy country living. Imagine quiet mornings with coffee overlooking your own peaceful surroundings and evenings spent working on projects in the detached garage/workshop. If you've been looking for privacy, space, and a place you can make your own, this property delivers. With a little vision, it has strong potential for the right buyer. Premanent right of way, to home. Property is being sold as-is and priced accordingly. Front deck will require full replacement

Key facts

• 0.9 acre lot
• 2 garage spots
• Built 2000

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage; Shared gravel driveway
• Utilities: Septic tank
• Home design: Detached property; 1-story (single level) implied by entry information
• Construction: Vinyl siding; Frame construction; Crawl space foundation
• Exterior features: Vinyl windows; Workshop on property; Rolling slope lot; Country and wooded views

Interior

• Kitchen: Dishwasher; Refrigerator; Self-cleaning oven
• Flooring: Laminate flooring; Carpeted areas
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Other heating; Central cooling
• Interior features: Walk-in closet(s); Drapes; 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $230k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 1.7% in Maynardville — 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 57/100 on livability (#331 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Union County (rural): math 14% / reading 19% proficiency, ranked #127 of 139 in TN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Maynardville Elementary (math 12% / reading 17%, grade F, #753 of 952 statewide, top 81%, 363 students, 0% FRL); H Maynard Middle School (math 14% / reading 18%, grade F, #223 of 333 statewide, top 68%, 656 students, 0% FRL); Union County High School (math 12% / reading 27%, grade F, #197 of 332 statewide, top 60%, 819 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 80 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 134 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Union County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,711 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.11% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-525
• Equity at exit: $44,229

10-year hold

• IRR: 7.9%
• Equity multiple: 1.67×
• Total profit: $43,147
• Equity at exit: $37,453

Cash invested: $64,288 (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 37807

• Home prices YoY: -0.6%
• Active inventory: 80
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,550 medium
• Mortgage (P&I): −$1,204
• Tax est. 1.5%: −$287 /mo · $3,444/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $428

Break-even live

Break-even rent $2,008

Max offer price $229,599

Occupancy floor 78%

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: $57,400
• Closing costs: $6,888
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 A J Ln Maynardville, TN	3.0	2.0	1944	$2,550	$1.31	2d	1	0.54mi

Listing history 20 events

1. 2026-06-18
   days on market $229,599 Active 40 DOM
2. 2026-06-17
   days on market $229,599 Active 39 DOM
3. 2026-06-16
   days on market $229,599 Active 38 DOM
4. 2026-06-15
   days on market $229,599 Active 37 DOM
5. 2026-06-14
   remarks 629-char remark
6. 2026-06-14
   days on market $229,599 Active 35 DOM
7. 2026-06-10
   days on market $229,599 Active 32 DOM
8. 2026-06-09
   days on market $229,599 Active 31 DOM
9. 2026-06-08
   days on market $229,599 Active 30 DOM
10. 2026-06-07
    days on market $229,599 Active 29 DOM
11. 2026-06-05
    days on market $229,599 Active 26 DOM
12. 2026-06-03
    days on market $229,599 Active 25 DOM
13. 2026-06-02
    days on market $229,599 Active 24 DOM
14. 2026-06-01
    days on market $229,599 Active 23 DOM
15. 2026-05-31
    price $229,599 Active 22 DOM
16. 2026-05-31
    days on market $239,998 Active 22 DOM
17. 2026-05-31
    days on market $239,998 Active 21 DOM
18. 2026-05-21
    price $239,998
19. 2026-05-09
    listed $250,000 Active
20. 2026-05-08
    historical $250,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,600
• − Mortgage interest: −$12,861
• − Property taxes: −$3,444
• − Insurance: −$1,148
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − Depreciation: −$6,679
• Taxable income: $1,572
• Est. tax owed @ 24.0%: −$377
• After-tax cash flow: $4,756/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: Union County
• NCES district ID: 4704290
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $35,598
• Composite: 13.62/100
• National rank: #9507
• State rank: #127 of 139 in TN

Livability — Maynardville

• Score: 57/100
• State rank: #331
• US rank: #22002

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,476

Population outlook (Union County) Hauer SSP2

• Today (2025): 19,073 people
• By 2030: 18,888 · -1.0%
• By 2040: 18,090 · -5.2%
• By 2050: 16,693 · -12.5%
• By 2075: 12,894 · -32.4%
• By 2100: 8,564 · -55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Slovak 4% Serbian 3% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Union

• 2024 margin: Solid R (+71.2) · D 14.0% · R 85.2%
• 2008→2024 swing: -29.9pp toward R · 2008: -41.2pp · 2024: -71.2pp
• All cycles: 2024: R+71.2 2020: R+68.4 2016: R+64.7 2012: R+48.2 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.04%
• Current HPI: 368.7218
• 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

-4.0% since first listed

3 events — show timeline

• 2026-05-21 Price Changed $239,998 Knoxville MLS
• 2026-05-09 Listed $250,000 Knoxville MLS
• 2026-05-08 Coming Soon $250,000 Knoxville MLS

Property tax history

+3.8%/yr

Latest (2025): $396 · +0.0% YoY. Source: county tax records.