1350 Newsome Rd · Sevierville, TN 37876

$300,000

3 bd · 4.0 ba · 2,256 sqft · MultiFamily public records · 240 Days on market

Built 1992 $133/sqft · 37% below area Est $422k · 29% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +2.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0

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

double wide trailer need medium work done to it roof and possibly new house siding also comes with a apartment building of 1 large one on bottom and 3 small ones up top that needs extensive work but could come in to a lot of money if done right.

Key facts

• 4 garage spots
• Built 1992
• Listed 240 days

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 1.7% in Sevierville — 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 57/100 on livability (#323 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment C-, schools F, crime 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 comparable units currently listed for rent nearby; 1,594 units permitted in Sevier County in 2024 (456 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Sevier County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $84k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $35k; list at $300k implies a 757% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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. 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. 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.
8. 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.
9. 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: 1.95% ✓
• Cap rate: 16.49%
• Cash-on-cash: 36.40%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

• ARV (median comp): $421,802
• List price: $300,000
• Delta: -28.88%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 49.6%
• Equity multiple: 4.63×
• Total profit: $305,129
• Equity at exit: $270,264

10-year hold

• IRR: 42.1%
• Equity multiple: 9.85×
• Total profit: $743,251
• Equity at exit: $582,834

Cash invested: $84,000 (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 37876

• Home prices YoY: 2.4%
• Rents YoY: -2.6%
• Active inventory: 1127
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $5,850 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,228
• Net cashflow: $2,493

Break-even live

Break-even rent $2,695

Max offer price $300,000

Occupancy floor 52%

Sensitivity live

Price	-10% $2,700	-5% $2,596	+0% $2,493	+5% $2,389	+10% $2,285
Rent	-10% $2,031	-5% $2,262	+0% $2,493	+5% $2,724	+10% $2,955
Rate	-1.0pp $2,644	-0.5pp $2,569	base $2,493	+0.5pp $2,415	+1.0pp $2,336

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$5,848
Total (4 units)			$5,850

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2837 Luther Catlett Cir Sevierville, TN	3.0	2.0	1705	$2,500	$1.47	45d	1	0.48mi

Listing history 19 events

1. 2026-06-19
   days on market $300,000 Active 240 DOM
2. 2026-06-18
   days on market $300,000 Active 239 DOM
3. 2026-06-17
   days on market $300,000 Active 238 DOM
4. 2026-06-16
   days on market $300,000 Active 237 DOM
5. 2026-06-15
   days on market $300,000 Active 236 DOM
6. 2026-06-14
   days on market $300,000 Active 234 DOM
7. 2026-06-13
   days on market $300,000 Active 233 DOM
8. 2026-06-10
   days on market $300,000 Active 231 DOM
9. 2026-06-09
   days on market $300,000 Active 230 DOM
10. 2026-06-08
    days on market $300,000 Active 229 DOM
11. 2026-06-07
    days on market $300,000 Active 228 DOM
12. 2026-06-02
    days on market $300,000 Active 223 DOM
13. 2026-06-01
    days on market $300,000 Active 222 DOM
14. 2026-05-31
    days on market $300,000 Active 221 DOM
15. 2026-05-30
    days on market $300,000 Active 220 DOM
16. 2025-10-20
    listed $300,000 Active 245-char remark

    Show marketing remark (245 chars)

    double wide trailer need medium work done to it roof and possibly new house siding also comes with a apartment building of 1 large one on bottom and 3 small ones up top that needs extensive work but could come in to a lot of money if done right.

17. 2006-08-02
    listed $123,900
18. 2005-11-04
    listed $149,900
19. 1994-05-09
    soldstatus $35,000

ⓘ 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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,200
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$2,166
• − Repairs & maintenance: −$5,616
• − Management: −$5,616
• − Depreciation: −$8,727
• Taxable income: $26,770
• Est. tax owed @ 24.0%: −$6,425
• After-tax cash flow: $23,488/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 — Sevierville

• Score: 57/100
• State rank: #323
• US rank: #21663

Category grades

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

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

+757.1% since first listed

4 events — show timeline

• 2025-10-20 Listed $300,000 Fizber.com
• 2006-08-02 Listed $123,900 Knoxville MLS
• 2005-11-04 Listed $149,900 Knoxville MLS
• 1994-05-09 Sold (Public Records) $35,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $377 · +0.0% YoY. Source: county tax records.