4509 Raven View Way · Newport, TN 37727

$100,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 8 Days on market

Built 2016 1.36 ac lot

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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 +16.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

CASH OR RENO LOAN ONLY - Investment Opportunity! Built in 2009, this 864 sq ft home offers plenty of potential for the right buyer. With a little TLC and vision, it could be transformed into a great rental property, a profitable flip, or even a cozy personal home. The home currently uses a rainwater collection system, and a well will be needed for permanent water access. This property is being sold as-is, making it an excellent option for investors or handy buyers looking for a project. * * This home has a one-bedroom septic but has a bonus room as well! Don't miss this chance to unlock the value in this home and turn it into something special!

Key facts

• 1.36 acre lot
• Built 2016
• Listed 8 days

Property features AI

Exterior

• Home design: Cabin; Single-story; One level
• Construction: Block foundation
• Exterior features: Approximately 1.36-acre lot; Lot dimensions approximately 331 x 231 x 187 x 189 feet

Interior

• Kitchen: Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater; No central cooling
• Interior features: Refrigerator; Accessible entrance with ramp

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $57 ($688/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (15.1% below list).
• Recommended offer: $85k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.1% in Newport — 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 56/100 on livability (#347 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute 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.
• Zoned schools: Grassy Fork Elementary (math 42% / reading 37%, grade F, #231 of 952 statewide, top 26%, 127 students, 0% FRL); Cosby High School (math 8% / reading 27%, grade F, #215 of 332 statewide, top 67%, 326 students, 0% FRL) — zoned schools average 0% FRL vs 71% district-wide (71 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 82 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 $11k of equity ($691 loan paydown + $10k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $65k; list at $100k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $84,904 (15.1% below list)

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. 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?
3. 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?
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: 0.85% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $64,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4509 Raven View Way	0.00mi	1/1.0 (-1)	864 (0%)	7mo	$65,000	$75	89

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: 26.0%
• Equity multiple: 3.07×
• Total profit: $58,079
• Equity at exit: $90,088

10-year hold

• IRR: 22.9%
• Equity multiple: 7.00×
• Total profit: $168,093
• Equity at exit: $194,278

Cash invested: $28,000 (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 37727

• Home prices YoY: 4.6%
• Active inventory: 82
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $849 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$47 /mo · $568/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $57

Break-even live

Break-even rent $776

Max offer price $100,000

Occupancy floor 88%

Sensitivity live

Price	-10% $114	-5% $86	+0% $57	+5% $29	+10% $1
Rent	-10% $-10	-5% $24	+0% $57	+5% $91	+10% $124
Rate	-1.0pp $108	-0.5pp $83	base $57	+0.5pp $31	+1.0pp $5

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $100,000 Active 8 DOM
2. 2026-06-19
   days on market $100,000 Active 6 DOM
3. 2026-06-18
   days on market $100,000 Active 5 DOM
4. 2026-06-17
   days on market $100,000 Active 4 DOM
5. 2026-06-16
   days on market $100,000 Active 3 DOM
6. 2026-06-15
   days on market $100,000 Active 2 DOM
7. 2026-06-14
   remarks 699-char remark
8. 2026-06-14
   listed $100,000 Active 1 DOM

ⓘ 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: $568 · $47/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$142/yr (+$12/mo · 25.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,188
• − Mortgage interest: −$5,602
• − Property taxes: −$568
• − Insurance: −$500
• − Repairs & maintenance: −$815
• − Management: −$815
• − Depreciation: −$2,909
• Taxable loss: −$1,020
• Est. tax savings @ 24.0%: +$245
• After-tax cash flow: $933/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): 2,026

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 1%
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 19.08%
• Current HPI: 435.9597
• 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

+491.7% since first listed

10 events — show timeline

• 2026-06-13 Listed $100,000 LAAR
• 2025-11-13 Sold (MLS) $65,000 LAAR
• 2025-11-13 Sold (MLS) $65,000 GSMAR
• 2025-10-25 Pending — LAAR
• 2025-10-24 Pending — GSMAR
• 2025-10-09 Price Changed $75,000 LAAR
• 2025-10-09 Price Changed $75,000 GSMAR
• 2025-09-28 Listed $79,900 LAAR
• 2025-09-28 Listed $79,900 GSMAR
• 2009-09-30 Sold (Public Records) $16,900 Public Records

Property tax history

+14.3%/yr

Latest (2025): $568 · +27.9% YoY. Source: county tax records.