830 Tennessee Ave · Etowah, TN 37331

$275,000

None bd · None ba · 4,800 sqft · MultiFamily · 42 Days on market

Built 1920 Fair condition 5,100 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• 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

Amazing investment opportunity with tons of potential! The four apartments upstairs are producing income. Two open spaces downstairs for you to make your mark! Need space for a new business move? There are endless possibilities! Want to add to the number of livable units and produce even more income? Your platform awaits! You do not want to miss this incredible opportunity! Call for your appointment today!

Key facts

• 5,100 sq ft lot
• Built 1920
• Listed 41 days

Property features AI

Finance

• Other: Living/building area reported as 4,800 (units noted as square feet)
• Financial info: Multi-family property with 6 total units; Owner pays: Other (unspecified); Tenant pays: Other and Cable TV
• HOA & community: Details not provided

Exterior

• Parking: On-street parking
• Security: Smoke detector(s)
• Utilities: Public water supply; Public sewer; Electricity available
• Home design: Residential income property; Three or more levels; Existing building
• Construction: Construction materials: Other; Roof: Other
• Exterior features: Public water; Public sewer; Utilities available: electricity and water; Lot approximately 50 x 102

Interior

• Kitchen: Details not provided
• Bedrooms: Multi-unit property with 6 total units (individual bedroom details not provided)
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: Details not provided
• Heating & cooling: Electric heating; Other heating type; Cooling available with wall/window units and other cooling
• Interior features: Smoke detectors installed; Wood and vinyl flooring
• Laundry & utility: Tenant pays cable TV and other utilities as specified

What this means for you Summary

Snapshot

• This is a multifamily listed at $275k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 3.0% in Etowah — 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 63/100 on livability (#195 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: health & safety C-, amenities F, commute F.
• Etowah (town): math 33% / reading 21% proficiency, ranked #78 of 139 in TN (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Etowah Elementary (math 33% / reading 21%, grade F, #496 of 952 statewide, top 55%, 343 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 70 active listings in the ZIP; 45 units permitted in McMinn County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $266,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.77% ✓
• Cap rate: 14.76%
• Cash-on-cash: 30.24%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.9%
• Equity multiple: 2.03×
• Total profit: $79,104
• Equity at exit: $41,003

10-year hold

• IRR: 32.7%
• Equity multiple: 3.97×
• Total profit: $228,326
• Equity at exit: $23,777

Cash invested: $77,000 (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 37331

• Home prices YoY: -7.4%
• Active inventory: 70
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $4,862 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,021
• Net cashflow: $1,941

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 55%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$4,864
Total (4 units)			$4,862

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $275,000 Active 42 DOM
2. 2026-06-17
   days on market $275,000 Active 41 DOM
3. 2026-06-16
   days on market $275,000 Active 40 DOM
4. 2026-06-15
   days on market $275,000 Active 39 DOM
5. 2026-06-13
   days on market $275,000 Active 37 DOM
6. 2026-06-12
   days on market $275,000 Active 36 DOM
7. 2026-06-09
   days on market $275,000 Active 33 DOM
8. 2026-06-08
   days on market $275,000 Active 32 DOM
9. 2026-06-08
   days on market $275,000 Active 31 DOM
10. 2026-06-07
    days on market $275,000 Active 30 DOM
11. 2026-06-03
    days on market $275,000 Active 27 DOM
12. 2026-06-02
    days on market $275,000 Active 26 DOM
13. 2026-06-01
    days on market $275,000 Active 25 DOM
14. 2026-05-31
    days on market $275,000 Active 24 DOM
15. 2026-05-11
    price $275,000 409-char remark

    Show marketing remark (409 chars)

    Amazing investment opportunity with tons of potential! The four apartments upstairs are producing income. Two open spaces downstairs for you to make your mark! Need space for a new business move? There are endless possibilities! Want to add to the number of livable units and produce even more income? Your platform awaits! You do not want to miss this incredible opportunity! Call for your appointment today!

16. 2026-05-11
    price $275,000

    Show marketing remark (409 chars)

    Amazing investment opportunity with tons of potential! The four apartments upstairs are producing income. Two open spaces downstairs for you to make your mark! Need space for a new business move? There are endless possibilities! Want to add to the number of livable units and produce even more income? Your platform awaits! You do not want to miss this incredible opportunity! Call for your appointment today!

17. 2025-11-03
    status Active 409-char remark

    Show marketing remark (409 chars)

    Amazing investment opportunity with tons of potential! The four apartments upstairs are producing income. Two open spaces downstairs for you to make your mark! Need space for a new business move? There are endless possibilities! Want to add to the number of livable units and produce even more income? Your platform awaits! You do not want to miss this incredible opportunity! Call for your appointment today!

18. 2025-11-03
    listed $295,000 Active

    Show marketing remark (409 chars)

    Amazing investment opportunity with tons of potential! The four apartments upstairs are producing income. Two open spaces downstairs for you to make your mark! Need space for a new business move? There are endless possibilities! Want to add to the number of livable units and produce even more income? Your platform awaits! You do not want to miss this incredible opportunity! Call for your appointment today!

19. 2025-07-29
    price $295,000 409-char remark

    Show marketing remark (409 chars)

    Amazing investment opportunity with tons of potential! The four apartments upstairs are producing income. Two open spaces downstairs for you to make your mark! Need space for a new business move? There are endless possibilities! Want to add to the number of livable units and produce even more income? Your platform awaits! You do not want to miss this incredible opportunity! Call for your appointment today!

20. 2025-04-23
    price $310,000 409-char remark

    Show marketing remark (409 chars)

    Amazing investment opportunity with tons of potential! The four apartments upstairs are producing income. Two open spaces downstairs for you to make your mark! Need space for a new business move? There are endless possibilities! Want to add to the number of livable units and produce even more income? Your platform awaits! You do not want to miss this incredible opportunity! Call for your appointment today!

21. 2024-12-31
    price $320,000 409-char remark

    Show marketing remark (409 chars)

    Amazing investment opportunity with tons of potential! The four apartments upstairs are producing income. Two open spaces downstairs for you to make your mark! Need space for a new business move? There are endless possibilities! Want to add to the number of livable units and produce even more income? Your platform awaits! You do not want to miss this incredible opportunity! Call for your appointment today!

22. 2024-08-15
    listed $325,000 Active 409-char remark

    Show marketing remark (409 chars)

    Amazing investment opportunity with tons of potential! The four apartments upstairs are producing income. Two open spaces downstairs for you to make your mark! Need space for a new business move? There are endless possibilities! Want to add to the number of livable units and produce even more income? Your platform awaits! You do not want to miss this incredible opportunity! Call for your appointment today!

23. 2022-09-27
    listed $320,000
24. 2018-03-09
    listed $189,900
25. 2018-03-09
    listed $179,900

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

Taxation est. · year 1

• Rental income: $58,344
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$4,668
• − Management: −$4,668
• − Depreciation: −$8,000
• Taxable income: $20,105
• Est. tax owed @ 24.0%: −$4,825
• After-tax cash flow: $18,461/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This multi-family property presents significant potential for renovation and improvement, with moderate repairs and maintenance needed to enhance its resale and rental value.

Repairs flagged

• Major Exterior siding — Weathered and in need of repainting.
• Minor Peeling wallpaper — Visible in multiple interior photos.
• Moderate Old appliances — Aesthetically dated and may need replacement.
• Moderate Basic fixtures — May need updating for a more modern look and functionality.
• Moderate Worn flooring — May need replacement or refinishing for a more appealing look and functionality.
• Minor Basic windows — Frames appear functional but may need updating for a more modern look and functionality.

Value-add opportunities

• Both Painting exterior siding — Fresh paint would improve curb appeal and property value.
• Both Updating basic fixtures — Modern fixtures would enhance the property's appeal and functionality.
• Both Replacing worn flooring — New flooring would improve the property's appearance and functionality.
• Both Painting interior walls — Fresh paint would improve the property's appearance and functionality.
• Both Upgrading appliances — Modern appliances would improve the property's functionality and attract more tenants/owners.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of repainting.	Major	$15,000–50,000
Peeling wallpaper · Visible in multiple interior photos.	Minor	$500–3,000
Old appliances · Aesthetically dated and may need replacement.	Moderate	$3,000–15,000
Basic fixtures · May need updating for a more modern look and functionality.	Moderate	$3,000–15,000
Worn flooring · May need replacement or refinishing for a more appealing look and functionality.	Moderate	$3,000–15,000
Basic windows · Frames appear functional but may need updating for a more modern look and functionality.	Minor	$500–3,000
Total estimated repair cost · 6 items		$25,000–101,000

Value-add ROI direction

• Both Painting exterior siding — Fresh paint would improve curb appeal and property value. ↑
• Both Updating basic fixtures — Modern fixtures would enhance the property's appeal and functionality. ↑
• Both Replacing worn flooring — New flooring would improve the property's appearance and functionality. ↑
• Both Painting interior walls — Fresh paint would improve the property's appearance and functionality. ↑
• Both Upgrading appliances — Modern appliances would improve the property's functionality and attract more tenants/owners. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Etowah
• NCES district ID: 4701140
• Math proficiency: 33% ▼ -12.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $36,027
• Composite: 22.44/100
• National rank: #8109
• State rank: #78 of 139 in TN

Livability — Etowah

• Score: 63/100
• State rank: #195
• US rank: #15410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Etowah, TN
• City population: 7,653
• Population (ZIP): 7,653

Population outlook (McMinn County) Hauer SSP2

• Today (2025): 53,766 people
• By 2030: 54,098 · +0.6%
• By 2040: 54,450 · +1.3%
• By 2050: 54,202 · +0.8%
• By 2075: 55,241 · +2.7%
• By 2100: 56,399 · +4.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 8% Black 6% Hispanic / Latino 4%
• Common ancestry: Lithuanian 2% Italian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · McMinn

• 2024 margin: Solid R (+64.2) · D 17.5% · R 81.7%
• 2008→2024 swing: -22.3pp toward R · 2008: -41.9pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+60.6 2016: R+59.7 2012: R+46.9 2008: R+41.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.76%
• Current HPI: 346.2746
• 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

+44.8% since first listed

11 events — show timeline

• 2026-05-11 Price Changed $275,000 RCAOR
• 2026-05-11 Price Changed $275,000 REALTRACS as Distributed by MLS Grid
• 2025-11-03 Relisted — RCAOR
• 2025-11-03 Listed $295,000 REALTRACS as Distributed by MLS Grid
• 2025-07-29 Price Changed $295,000 RCAOR
• 2025-04-23 Price Changed $310,000 RCAOR
• 2024-12-31 Price Changed $320,000 RCAOR
• 2024-08-15 Listed $325,000 RCAOR
• 2022-09-27 Listed $320,000 RCAOR
• 2018-03-09 Listed $179,900 RCAOR
• 2018-03-09 Listed $189,900 Knoxville MLS