1642 Pebblestone Ct · Morristown, TN 37814

$342,871

4 bd · 3.0 ba · 2,072 sqft · SingleFamily public records · 159 Days on market

Built 2022 Good condition 7,841 sqft lot $165/sqft · at area comps Est $338k · at est. $29/mo HOA · 1% of rent

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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).

• Cash flow +14.8/30.0
• ARV discount +6.9/15.0
• DSCR +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning, like-new home in a quiet Morristown neighborhood! This beautiful two-story, open-concept home is just 2 years old and has had only one owner. Located in a peaceful community with sidewalks, it's the kind of neighborhood where children play outside and neighbors feel at home. The level front yard and mostly level backyard offer great space for outdoor play, pets, or entertaining. Step inside to a welcoming front hallway featuring a large, flexible space—perfect for a home office, formal dining room, or whatever suits your lifestyle. The airy living room flows seamlessly into the kitchen, making it ideal for both cozy nights in and hosting large gatherings. The kitchen is a dream, offering a large pantry, abundant cabinet space, an additional storage closet for small appliances, and a gorgeous island with plenty of room for countertop seating. Upstairs, you'll find the spacious primary suite complete with a private bathroom and a generous walk-in closet. Three additional well-sized bedrooms with roomy closets, a full bathroom, and a conveniently located laundry room complete the second floor. Modern, functional, and move-in ready—this home truly checks all the boxes. Schedule your showing today!

Key facts

• Level front yard
• Airy living room
• Large flexible space

Tags

• LEVEL FRONT YARD
• MOSTLY LEVEL BACKYARD
• LARGE FLEXIBLE SPACE
• AIRY LIVING ROOM
• LARGE PANTRY
• ABUNDANT CABINET SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $343k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $279k (18.6% below list).
• Recommended offer: $279k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.9% in Morristown — 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 64/100 on livability (#175 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Hamblen County (urban): math 31% / reading 30% proficiency, ranked #57 of 139 in TN (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairview Marguerite (math 28% / reading 23%, grade F, #536 of 952 statewide, top 57%, 490 students, 0% FRL); Meadowview Middle School (math 28% / reading 16%, grade F, #176 of 333 statewide, top 55%, 627 students, 0% FRL); Morristown East High (math 12% / reading 37%, grade F, #129 of 332 statewide, top 43%, 1,572 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: 333 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 298 units permitted in Hamblen County in 2024 (48 in 5+ unit buildings).
• At $2,791/mo this rent would consume 60% of the median local household income ($56k/yr) (locally 1001% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($302k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $280k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $279,072 (18.6% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.81% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (median comp): $338,042
• List price: $342,871
• Delta: 1.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1651 Old Liberty Hill Rd	0.22mi	4/3.0	2,075 (+0%)	10mo	$260,000	$125	82
2479 Stream View Ln	0.25mi	4/2.5	2,140 (+3%)	11mo	$315,000	$147	71
2490 Stream View Ln	0.29mi	4/2.5	1,810 (-13%)	9mo	$343,900	$190	56
2631 Holston Dr	0.67mi	3/2.5 (-1)	2,064 (-0%)	9mo	$270,000	$131	54
2165 Brights Pike	0.31mi	3/2.0 (-1)	2,352 (+14%)	2mo	$305,000	$130	53
2320 Southern Drive Dr	0.38mi	4/2.5	1,764 (-15%)	7mo	$282,000	$160	49
2909 Nicole Cir Cir	0.67mi	4/2.5	2,174 (+5%)	16mo	$313,720	$144	45
2304 Southern Dr	0.27mi	3/2.0 (-1)	1,780 (-14%)	14mo	$305,000	$171	43
2961 Nicole Cir	0.68mi	4/2.5	1,821 (-12%)	9mo	$315,000	$173	39
2940 Nicole Cir Cir	0.64mi	4/2.5	1,821 (-12%)	15mo	$305,210	$168	36
2920 Nicole Cir Cir	0.65mi	4/2.5	1,821 (-12%)	17mo	$304,500	$167	33
3091 Nicole Cir Cir	0.70mi	4/2.5	1,821 (-12%)	16mo	$305,210	$168	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-49,830
• Equity at exit: $51,123

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-36,333
• Equity at exit: $29,645

Cash invested: $96,004 (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 37814

• Home prices YoY: -17.1%
• Active inventory: 333
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,791 medium
• Mortgage (P&I): −$1,798
• Tax from tax record: −$143 /mo · $1,716/yr
• Insurance: −$143
• HOA: −$29
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $92

Break-even live

Break-even rent $2,675

Max offer price $342,871

Occupancy floor 92%

Sensitivity live

Price	-10% $286	-5% $189	+0% $92	+5% $-5	+10% $-102
Rent	-10% $-129	-5% $-18	+0% $92	+5% $202	+10% $312
Rate	-1.0pp $264	-0.5pp $179	base $92	+0.5pp $3	+1.0pp $-87

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: $85,718
• Closing costs: $10,286
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1660 Pebblestone Ct Morristown, TN	5.0	3.0	2511	$3,250	$1.29	45d	1	0.04mi
2962 Berna Way Morristown, TN	5.0	3.0	2511	$2,570	$1.02	45d	1	0.95mi
3113 Berna Way Morristown, TN	3.0	2.5	1482	$2,300	$1.55	45d	1	1.06mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 25 events

1. 2026-06-22
   days on market $342,871 Active 159 DOM
2. 2026-06-21
   days on market $342,871 Active 158 DOM
3. 2026-06-19
   days on market $342,871 Active 156 DOM
4. 2026-06-18
   days on market $342,871 Active 155 DOM
5. 2026-06-17
   days on market $342,871 Active 154 DOM
6. 2026-06-16
   days on market $342,871 Active 153 DOM
7. 2026-06-15
   days on market $342,871 Active 152 DOM
8. 2026-06-14
   days on market $342,871 Active 150 DOM
9. 2026-06-12
   days on market $342,871 Active 149 DOM
10. 2026-06-09
    days on market $342,871 Active 146 DOM
11. 2026-06-08
    days on market $342,871 Active 145 DOM
12. 2026-06-07
    days on market $342,871 Active 144 DOM
13. 2026-06-05
    days on market $342,871 Active 141 DOM
14. 2026-06-02
    days on market $342,871 Active 139 DOM
15. 2026-06-01
    days on market $342,871 Active 138 DOM
16. 2026-05-31
    days on market $342,871 Active 137 DOM
17. 2026-05-30
    days on market $342,871 Active 136 DOM
18. 2026-01-15
    price $342,871 1246-char remark

    Show marketing remark (1246 chars)

    Stunning, like-new home in a quiet Morristown neighborhood! This beautiful two-story, open-concept home is just 2 years old and has had only one owner. Located in a peaceful community with sidewalks, it's the kind of neighborhood where children play outside and neighbors feel at home. The level front yard and mostly level backyard offer great space for outdoor play, pets, or entertaining. Step inside to a welcoming front hallway featuring a large, flexible space—perfect for a home office, formal dining room, or whatever suits your lifestyle. The airy living room flows seamlessly into the kitchen, making it ideal for both cozy nights in and hosting large gatherings. The kitchen is a dream, offering a large pantry, abundant cabinet space, an additional storage closet for small appliances, and a gorgeous island with plenty of room for countertop seating. Upstairs, you'll find the spacious primary suite complete with a private bathroom and a generous walk-in closet. Three additional well-sized bedrooms with roomy closets, a full bathroom, and a conveniently located laundry room complete the second floor. Modern, functional, and move-in ready—this home truly checks all the boxes. Schedule your showing today!

19. 2026-01-14
    listed $349,857 Active 1246-char remark

    Show marketing remark (1246 chars)

    Stunning, like-new home in a quiet Morristown neighborhood! This beautiful two-story, open-concept home is just 2 years old and has had only one owner. Located in a peaceful community with sidewalks, it's the kind of neighborhood where children play outside and neighbors feel at home. The level front yard and mostly level backyard offer great space for outdoor play, pets, or entertaining. Step inside to a welcoming front hallway featuring a large, flexible space—perfect for a home office, formal dining room, or whatever suits your lifestyle. The airy living room flows seamlessly into the kitchen, making it ideal for both cozy nights in and hosting large gatherings. The kitchen is a dream, offering a large pantry, abundant cabinet space, an additional storage closet for small appliances, and a gorgeous island with plenty of room for countertop seating. Upstairs, you'll find the spacious primary suite complete with a private bathroom and a generous walk-in closet. Three additional well-sized bedrooms with roomy closets, a full bathroom, and a conveniently located laundry room complete the second floor. Modern, functional, and move-in ready—this home truly checks all the boxes. Schedule your showing today!

20. 2022-05-16
    soldstatus $279,925 Closed
21. 2022-05-16
    soldstatus $279,925
22. 2022-02-19
    historical Pending - Continue to Show
23. 2022-01-28
    price $280,925
24. 2022-01-13
    listed $278,925 Active
25. 2021-12-27
    listed $280,925

ⓘ 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: $1,716 · $143/mo
• Projected year-2 tax: $2,434 · $203/mo
• Expected delta: +$719/yr (+$60/mo · 41.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,489
• − Mortgage interest: −$19,206
• − Property taxes: −$1,716
• − Insurance: −$1,714
• − Repairs & maintenance: −$2,679
• − Management: −$2,679
• − HOA: −$348
• − Depreciation: −$9,974
• Taxable loss: −$4,828
• Est. tax savings @ 24.0%: +$1,159
• After-tax cash flow: $2,260/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 · 12 photos

Good 80/100 None rehab

This two-story home in Morristown is in excellent condition with minimal maintenance required. It offers a great balance of modern amenities and a welcoming atmosphere.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves functionality and aesthetics
• Both New kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑

ⓘ 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: Hamblen County
• NCES district ID: 4700001
• Math proficiency: 31% ▼ -5.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $39,361
• Composite: 25.61/100
• National rank: #7412
• State rank: #57 of 139 in TN

Livability — Morristown

• Score: 64/100
• State rank: #175
• US rank: #14625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morristown, TN
• County: Hamblen County · 35,239 people
• City population: 35,239
• Metro: Morristown, TN
• Population (ZIP): 35,239
• Household income: $55,650
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1001.0

Population outlook (Hamblen County) Hauer SSP2

• Today (2025): 65,185 people
• By 2030: 65,707 · +0.8%
• By 2040: 66,189 · +1.5%
• By 2050: 65,798 · +0.9%
• By 2075: 62,642 · -3.9%
• By 2100: 55,702 · -14.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 16% Two or more races 12% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 13% Other Asian/Pacific 1%

Political lean MEDSL · Hamblen

• 2024 margin: Solid R (+58.9) · D 20.1% · R 79.0%
• 2008→2024 swing: -20.5pp toward R · 2008: -38.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+54.0 2016: R+57.2 2012: R+46.4 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.88%
• Current HPI: 299.6486
• Rent YoY: —
• Metro: Morristown, 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

+22.1% since first listed

8 events — show timeline

• 2026-01-15 Price Changed $342,871 Knoxville MLS
• 2026-01-14 Listed $349,857 Knoxville MLS
• 2022-05-16 Sold (MLS) $279,925 LAAR
• 2022-05-16 Sold (MLS) $279,925 Knoxville MLS
• 2022-02-19 Contingent — Knoxville MLS
• 2022-01-28 Price Changed $280,925 Knoxville MLS
• 2022-01-13 Listed $278,925 Knoxville MLS
• 2021-12-27 Listed $280,925 LAAR

Property tax history

+90.9%/yr

Latest (2025): $1,716 · -9.2% YoY. Source: county tax records.