63 Snapps Ferry Park · Greeneville, TN 37745

$85,875

2 bd · 2.0 ba · 780 sqft · Other · 18 Days on market

Built 1974

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

STEP INSIDE. .. WALK THIS WAY. .. BUY YOUR BRAND NEW HOME TODAY! Welcome home to 63 Snapps Ferry Park, Greeneville, TN 37745! This beautiful new home offers the perfect combination of style, comfort, and functionality. From the moment you step inside, you& apos; ll be impressed by the spacious layout and thoughtful design that make this home truly special. The heart of the home is the gorgeous kitchen, designed with everyday living in mind. A large powered center island provides the perfect space for meal preparation, serving guests, dining, or gathering with family and friends. You& apos; ll also enjoy an abundance of cabinet and countertop space, along with a full suite of Samsun

Key facts

• Full bath
• Built 1974
• Listed 17 days

Tags

• LARGE POWERED CENTER ISLAND
• OPEN-CONCEPT LIVING ROOM
• SPACIOUS MASTER SUITE
• SEATED WALK-IN SHOWER
• PRIVATE GUEST BEDROOM
• FULL BATH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $86k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $85k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.7% in Greeneville — 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 66/100 on livability (#125 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Greeneville (town): math 31% / reading 34% proficiency, ranked #45 of 139 in TN (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 223 active listings in the ZIP; 333 units permitted in Greene County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $593 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Greene County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Recommended offer $84,586 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.27% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.44%
• DSCR: 1.60
• GRM: 6.6

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $3,253
• Equity at exit: $12,804

10-year hold

• IRR: 13.0%
• Equity multiple: 2.04×
• Total profit: $24,985
• Equity at exit: $7,425

Cash invested: $24,045 (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 37745

• Home prices YoY: -6.0%
• Active inventory: 223
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$450
• Tax est. 1.5%: −$107 /mo · $1,288/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $269

Break-even live

Break-even rent $751

Max offer price $85,875

Occupancy floor 70%

Sensitivity live

Price	-10% $329	-5% $299	+0% $269	+5% $240	+10% $210
Rent	-10% $183	-5% $226	+0% $269	+5% $312	+10% $356
Rate	-1.0pp $313	-0.5pp $291	base $269	+0.5pp $247	+1.0pp $224

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: $21,469
• Closing costs: $2,576
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $85,875 Active 18 DOM
2. 2026-06-19
   days on market $85,875 Active 16 DOM
3. 2026-06-18
   days on market $85,875 Active 15 DOM
4. 2026-06-17
   days on market $85,875 Active 14 DOM
5. 2026-06-16
   days on market $85,875 Active 13 DOM
6. 2026-06-15
   days on market $85,875 Active 12 DOM
7. 2026-06-14
   days on market $85,875 Active 10 DOM
8. 2026-06-12
   days on market $85,875 Active 9 DOM
9. 2026-06-09
   days on market $85,875 Active 6 DOM
10. 2026-06-08
    days on market $85,875 Active 5 DOM
11. 2026-06-07
    remarks 691-char remark
12. 2026-06-07
    listed $85,875 Active 4 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,105
• − Mortgage interest: −$4,810
• − Property taxes: −$1,288
• − Insurance: −$429
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$2,498
• Taxable income: $1,982
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $2,756/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: Greeneville
• NCES district ID: 4701500
• Math proficiency: 31% ▼ -15.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $32,683
• Composite: 26.62/100
• National rank: #7176
• State rank: #45 of 139 in TN

Livability — Greeneville

• Score: 66/100
• State rank: #125
• US rank: #11825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greeneville, TN
• County: Greene County · 45,638 people
• City population: 45,638
• Metro: Greeneville, TN
• Population (ZIP): 21,090
• Household income: $57,159
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 359.0

Population outlook (Greene County) Hauer SSP2

• Today (2025): 68,624 people
• By 2030: 68,114 · -0.7%
• By 2040: 66,167 · -3.6%
• By 2050: 63,038 · -8.1%
• By 2075: 55,274 · -19.5%
• By 2100: 45,527 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Chinese 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+65.7) · D 16.6% · R 82.3% · Other 1.2%
• 2008→2024 swing: -25.0pp toward R · 2008: -40.7pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+60.7 2016: R+61.0 2012: R+46.0 2008: R+40.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.99%
• Current HPI: 295.4621
• Rent YoY: —
• Metro: Greeneville, 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

1 event — show timeline

• 2026-06-04 Listed $85,875 FSBO.com

Property tax history

-7.9%/yr

Latest (2024): $18 · -57.1% YoY. Source: county tax records.