1724 N Dogwood Ln · Gatlinburg, TN 37876

$509,900

3 bd · 2.0 ba · 992 sqft · SingleFamily public records · 242 Days on market

Built 2002 0.40 ac lot $514/sqft · 6% above area Est $643k · 21% under

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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
• Livability +3.7/5.0
• Cash flow +3.0/30.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Public Remarks: Cozy 3-bedroom, 2 bath Log Cabin in quiet, private, sought after, Sky Harbor community! Conveniently located between Gatlinburg and Pigeon Forge. Just 10 minutes to Restaurants, Shopping, Shows, Dollywood and all attractions. Vaulted Ceilings, a wood burning stone fireplace, master suite with whirlpool tub, third bedroom loft with a full bathroom with a private deck, a screened in porch with hot tub. Comes fully furnished and decorated. Already setup for short term nightly rentals with AIRBNB or VRBO (STR) or enjoy as a 2nd home for you and your family! This is that private and secluded Cabin that you have been looking for!

Key facts

• Third bedroom loft
• Private deck
• Screened in porch

Tags

• LOG CABIN
• SKY HARBOR COMMUNITY
• WOOD BURNING STONE FIREPLACE
• THIRD BEDROOM LOFT
• PRIVATE DECK
• SCREENED IN PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $510k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (57.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (65.9% below list).
• Recommended offer: $174k (65.9% below list) — sets the bar for 1% rule.
• Cap rate 2.4% vs local median 1.3% in Gatlinburg — 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 73/100 on livability (#27 in TN) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A; Watch: schools D-, crime F, amenities F.
• Sevier County (rural): math 31% / reading 28% proficiency, ranked #62 of 139 in TN (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-2.6%/yr); 1127 active listings in the ZIP; 1,594 units permitted in Sevier County in 2024 (456 in 5+ unit buildings).
• This rent runs 36% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $55k of equity ($4k loan paydown + $51k appreciation (10.0% local appreciation)).
• Sevier County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$88k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($449k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $193k; list at $510k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,640 (65.9% 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 242 days. Have you received any prior offers? Is the seller open to a 66% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.34% ✗
• Cap rate: 2.39%
• Cash-on-cash: -13.95%
• DSCR: 0.38
• GRM: 24.5

CMA / ARV

• ARV (median comp): $643,489
• List price: $509,900
• Delta: -20.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 Mini Home Ct	0.08mi	2/2.0 (-1)	1,000 (+1%)	21mo	$445,000	$445	72
1523 Sky View Dr	0.44mi	2/1.5 (-1)	1,008 (+2%)	10mo	$385,000	$382	62
1523 Sky View Dr Dr	0.44mi	2/1.5 (-1)	1,008 (+2%)	10mo	$385,000	$382	62

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 2.17×
• Total profit: $166,598
• Equity at exit: $459,358

10-year hold

• IRR: 13.8%
• Equity multiple: 4.95×
• Total profit: $564,097
• Equity at exit: $990,624

Cash invested: $142,772 (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 37876

• Home prices YoY: 2.4%
• Rents YoY: -2.6%
• Active inventory: 1127
• Price-to-rent: 24.5×

Monthly cashflow live

• Estimated rent: $1,736 medium
• Mortgage (P&I): −$2,674
• Tax from tax record: −$146 /mo · $1,747/yr
• Insurance: −$212
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-1,660

Break-even live

Break-even rent $3,838

Max offer price $216,609

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: $127,475
• Closing costs: $15,297
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $509,900 Active 242 DOM
2. 2026-06-18
   days on market $509,900 Active 241 DOM
3. 2026-06-17
   days on market $509,900 Active 240 DOM
4. 2026-06-16
   days on market $509,900 Active 239 DOM
5. 2026-06-15
   days on market $509,900 Active 238 DOM
6. 2026-06-14
   days on market $509,900 Active 236 DOM
7. 2026-06-13
   days on market $509,900 Active 235 DOM
8. 2026-06-10
   days on market $509,900 Active 233 DOM
9. 2026-06-09
   days on market $509,900 Active 232 DOM
10. 2026-06-08
    days on market $509,900 Active 231 DOM
11. 2026-06-07
    days on market $509,900 Active 230 DOM
12. 2026-06-02
    days on market $509,900 Active 225 DOM
13. 2026-06-01
    days on market $509,900 Active 224 DOM
14. 2026-05-31
    days on market $509,900 Active 223 DOM
15. 2026-05-30
    days on market $509,900 Active 222 DOM
16. 2026-05-06
    price $509,900 647-char remark

    Show marketing remark (647 chars)

    Public Remarks: Cozy 3-bedroom, 2 bath Log Cabin in quiet, private, sought after, Sky Harbor community! Conveniently located between Gatlinburg and Pigeon Forge. Just 10 minutes to Restaurants, Shopping, Shows, Dollywood and all attractions. Vaulted Ceilings, a wood burning stone fireplace, master suite with whirlpool tub, third bedroom loft with a full bathroom with a private deck, a screened in porch with hot tub. Comes fully furnished and decorated. Already setup for short term nightly rentals with AIRBNB or VRBO (STR) or enjoy as a 2nd home for you and your family! This is that private and secluded Cabin that you have been looking for!

17. 2025-10-22
    listed $535,000 Active
18. 2025-10-20
    listed $535,000 Active 647-char remark

    Show marketing remark (647 chars)

    Public Remarks: Cozy 3-bedroom, 2 bath Log Cabin in quiet, private, sought after, Sky Harbor community! Conveniently located between Gatlinburg and Pigeon Forge. Just 10 minutes to Restaurants, Shopping, Shows, Dollywood and all attractions. Vaulted Ceilings, a wood burning stone fireplace, master suite with whirlpool tub, third bedroom loft with a full bathroom with a private deck, a screened in porch with hot tub. Comes fully furnished and decorated. Already setup for short term nightly rentals with AIRBNB or VRBO (STR) or enjoy as a 2nd home for you and your family! This is that private and secluded Cabin that you have been looking for!

19. 2016-06-08
    soldstatus $193,000
20. 2016-05-31
    soldstatus $193,000
21. 2013-08-27
    soldstatus $147,000
22. 2013-08-27
    soldstatus $147,000
23. 2013-08-27
    soldstatus $147,000
24. 2013-05-20
    listed $159,900
25. 2012-07-15
    listed $159,900
26. 2011-06-05
    listed $179,900
27. 2003-05-19
    soldstatus $180,000

ⓘ 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: $1,747 · $146/mo
• Projected year-2 tax: $3,620 · $302/mo
• Expected delta: +$1,873/yr (+$156/mo · 107.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,837
• − Mortgage interest: −$28,562
• − Property taxes: −$1,747
• − Insurance: −$2,550
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$14,833
• Taxable loss: −$30,189
• Est. tax savings @ 24.0%: +$7,245
• After-tax cash flow: $-12,678/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: Sevier County
• NCES district ID: 4703780
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $42,730
• Composite: 25.12/100
• National rank: #7527
• State rank: #62 of 139 in TN

Livability — Gatlinburg

• Score: 73/100
• State rank: #27
• US rank: #5524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sevier County · 80,402 people
• Metro: Sevierville, TN
• Population (ZIP): 33,561
• Household income: $58,277
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 611.0

Population outlook (Sevier County) Hauer SSP2

• Today (2025): 107,903 people
• By 2030: 113,633 · +5.3%
• By 2040: 123,969 · +14.9%
• By 2050: 132,123 · +22.4%
• By 2075: 148,524 · +37.6%
• By 2100: 153,436 · +42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 5% Black 1%
• Common ancestry: Slovak 5% Serbian 4% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Sevier

• 2024 margin: Solid R (+61.1) · D 18.9% · R 80.1% · Other 1.0%
• 2008→2024 swing: -13.1pp toward R · 2008: -48.1pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+57.6 2016: R+61.7 2012: R+54.8 2008: R+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.06%
• Current HPI: 477.19
• Rent YoY: ▼ -2.57%
• Metro: Sevierville, 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

+183.3% since first listed

12 events — show timeline

• 2026-05-06 Price Changed $509,900 Knoxville MLS
• 2025-10-22 Listed $535,000 GSMAR
• 2025-10-20 Listed $535,000 Knoxville MLS
• 2016-06-08 Sold (Public Records) $193,000 Public Records
• 2016-05-31 Sold (MLS) $193,000 GSMAR
• 2013-08-27 Sold (Public Records) $147,000 Public Records
• 2013-08-27 Sold (MLS) $147,000 Knoxville MLS
• 2013-08-27 Sold (MLS) $147,000 GSMAR
• 2013-05-20 Listed $159,900 Knoxville MLS
• 2012-07-15 Listed $159,900 GSMAR
• 2011-06-05 Listed $179,900 GSMAR
• 2003-05-19 Sold (Public Records) $180,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,747 · +0.0% YoY. Source: county tax records.