1266 Rock House Rd · Huntsville, TN 37847

$124,900

3 bd · 2.0 ba · 1,568 sqft · Other public records · 132 Days on market

Built 2009 2.00 ac lot ↓ 44% since listing

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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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Appreciation +6.2/10.0
• 1% rule +4.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Beautiful countryside and hillside views form this open floor plan split bedroom design home with fresh paint, new carpet, new stainless steel appliances, new decking. Large eat in Kitchen with lots of cabinets and new appliances, leading to large laundry room with cubby spaces. Open living dining room combo, large master with en-suite bathroom with combo soaking tub and walk in closet, two additional guest bedrooms with walk in closets and guest bathroom. All this looking over graceful fields. Home qualifies for 100% financing with USDA or VA loan, 96.5% financing with FHA loan and also possible seller financing available.

Key facts

• Open floor plan
• Large eat in kitchen
• Hillside views

Tags

• COUNTRYSIDE VIEWS
• HILLSIDE VIEWS
• OPEN FLOOR PLAN
• LARGE EAT IN KITCHEN
• WALK IN CLOSET
• GUEST BATHROOM

Property features AI

Exterior

• Parking: Off-street parking on main level
• Utilities: Septic tank
• Home design: Single-family (not attached); 1,568 building area (per tax records)
• Construction: Vinyl siding; Frame construction
• Exterior features: Level lot; Mountain view; Country setting

Interior

• Kitchen: Dishwasher
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central cooling
• Interior features: Eat-in kitchen; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/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 $114k (9.0% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#390 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B; Watch: schools F, amenities F, commute F.
• Scott County (rural): math 15% / reading 27% proficiency, ranked #113 of 139 in TN (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 3 units permitted in Scott County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $3k appreciation (2.4% local appreciation)).
• Scott County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $35k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.61×
• Total profit: $21,336
• Equity at exit: $51,678

10-year hold

• IRR: 13.7%
• Equity multiple: 2.90×
• Total profit: $66,459
• Equity at exit: $76,319

Cash invested: $34,972 (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 37847

• Home prices YoY: 2.2%
• Active inventory: 23
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$25 /mo · $299/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $166

Break-even live

Break-even rent $926

Max offer price $124,900

Occupancy floor 80%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-05-18
   status Pending
2. 2026-04-11
   price $124,900
3. 2026-03-11
   price $134,500
4. 2026-02-11
   price $149,500
5. 2026-01-06
   listed $159,500 Active
6. 2025-12-17
   listed $199,900 631-char remark

   Show marketing remark (631 chars)

   Beautiful countryside and hillside views form this open floor plan split bedroom design home with fresh paint, new carpet, new stainless steel appliances, new decking. Large eat in Kitchen with lots of cabinets and new appliances, leading to large laundry room with cubby spaces. Open living dining room combo, large master with en-suite bathroom with combo soaking tub and walk in closet, two additional guest bedrooms with walk in closets and guest bathroom. All this looking over graceful fields. Home qualifies for 100% financing with USDA or VA loan, 96.5% financing with FHA loan and also possible seller financing available.

7. 2024-02-23
   soldstatus $204,900
8. 2024-01-31
   soldstatus $204,900 631-char remark

   Show marketing remark (632 chars)

   Beautiful countryside and hillside views form this open floor plan split bedroom design home with fresh paint, new carpet, new stainless steel appliances, new decking. Large eat in Kitchen with lots of cabinets and new appliances, leading to large laundry room with cubby spaces. Open living dining room combo, large master with en-suite bathroom with combo soaking tub and walk in closet, two additional guest bedrooms with walk in closets and guest bathroom. All this looking over graceful fields. Home qualifies for 100% financing with USDA or VA loan, 96.5% financing with FHA loan and also possible seller financing available.

9. 2024-01-31
   soldstatus $204,900 Closed 632-char remark

   Show marketing remark (632 chars)

   Beautiful countryside and hillside views form this open floor plan split bedroom design home with fresh paint, new carpet, new stainless steel appliances, new decking. Large eat in Kitchen with lots of cabinets and new appliances, leading to large laundry room with cubby spaces. Open living dining room combo, large master with en-suite bathroom with combo soaking tub and walk in closet, two additional guest bedrooms with walk in closets and guest bathroom. All this looking over graceful fields. Home qualifies for 100% financing with USDA or VA loan, 96.5% financing with FHA loan and also possible seller financing available.

10. 2024-01-31
    soldstatus $204,900 Closed

    Show marketing remark (632 chars)

    Beautiful countryside and hillside views form this open floor plan split bedroom design home with fresh paint, new carpet, new stainless steel appliances, new decking. Large eat in Kitchen with lots of cabinets and new appliances, leading to large laundry room with cubby spaces. Open living dining room combo, large master with en-suite bathroom with combo soaking tub and walk in closet, two additional guest bedrooms with walk in closets and guest bathroom. All this looking over graceful fields. Home qualifies for 100% financing with USDA or VA loan, 96.5% financing with FHA loan and also possible seller financing available.

11. 2024-01-31
    soldstatus $204,900 Closed

    Show marketing remark (632 chars)

    Beautiful countryside and hillside views form this open floor plan split bedroom design home with fresh paint, new carpet, new stainless steel appliances, new decking. Large eat in Kitchen with lots of cabinets and new appliances, leading to large laundry room with cubby spaces. Open living dining room combo, large master with en-suite bathroom with combo soaking tub and walk in closet, two additional guest bedrooms with walk in closets and guest bathroom. All this looking over graceful fields. Home qualifies for 100% financing with USDA or VA loan, 96.5% financing with FHA loan and also possible seller financing available.

12. 2023-12-27
    status Pending

    Show marketing remark (632 chars)

    Beautiful countryside and hillside views form this open floor plan split bedroom design home with fresh paint, new carpet, new stainless steel appliances, new decking. Large eat in Kitchen with lots of cabinets and new appliances, leading to large laundry room with cubby spaces. Open living dining room combo, large master with en-suite bathroom with combo soaking tub and walk in closet, two additional guest bedrooms with walk in closets and guest bathroom. All this looking over graceful fields. Home qualifies for 100% financing with USDA or VA loan, 96.5% financing with FHA loan and also possible seller financing available.

13. 2023-12-27
    historical Pending - Continue to Show 632-char remark

    Show marketing remark (632 chars)

    Beautiful countryside and hillside views form this open floor plan split bedroom design home with fresh paint, new carpet, new stainless steel appliances, new decking. Large eat in Kitchen with lots of cabinets and new appliances, leading to large laundry room with cubby spaces. Open living dining room combo, large master with en-suite bathroom with combo soaking tub and walk in closet, two additional guest bedrooms with walk in closets and guest bathroom. All this looking over graceful fields. Home qualifies for 100% financing with USDA or VA loan, 96.5% financing with FHA loan and also possible seller financing available.

14. 2023-12-12
    price $199,900 632-char remark

    Show marketing remark (632 chars)

    Beautiful countryside and hillside views form this open floor plan split bedroom design home with fresh paint, new carpet, new stainless steel appliances, new decking. Large eat in Kitchen with lots of cabinets and new appliances, leading to large laundry room with cubby spaces. Open living dining room combo, large master with en-suite bathroom with combo soaking tub and walk in closet, two additional guest bedrooms with walk in closets and guest bathroom. All this looking over graceful fields. Home qualifies for 100% financing with USDA or VA loan, 96.5% financing with FHA loan and also possible seller financing available.

15. 2023-12-12
    price $199,900

    Show marketing remark (632 chars)

    Beautiful countryside and hillside views form this open floor plan split bedroom design home with fresh paint, new carpet, new stainless steel appliances, new decking. Large eat in Kitchen with lots of cabinets and new appliances, leading to large laundry room with cubby spaces. Open living dining room combo, large master with en-suite bathroom with combo soaking tub and walk in closet, two additional guest bedrooms with walk in closets and guest bathroom. All this looking over graceful fields. Home qualifies for 100% financing with USDA or VA loan, 96.5% financing with FHA loan and also possible seller financing available.

16. 2023-12-04
    price $204,900 632-char remark

    Show marketing remark (632 chars)

    Beautiful countryside and hillside views form this open floor plan split bedroom design home with fresh paint, new carpet, new stainless steel appliances, new decking. Large eat in Kitchen with lots of cabinets and new appliances, leading to large laundry room with cubby spaces. Open living dining room combo, large master with en-suite bathroom with combo soaking tub and walk in closet, two additional guest bedrooms with walk in closets and guest bathroom. All this looking over graceful fields. Home qualifies for 100% financing with USDA or VA loan, 96.5% financing with FHA loan and also possible seller financing available.

17. 2023-12-04
    price $204,900

    Show marketing remark (632 chars)

    Beautiful countryside and hillside views form this open floor plan split bedroom design home with fresh paint, new carpet, new stainless steel appliances, new decking. Large eat in Kitchen with lots of cabinets and new appliances, leading to large laundry room with cubby spaces. Open living dining room combo, large master with en-suite bathroom with combo soaking tub and walk in closet, two additional guest bedrooms with walk in closets and guest bathroom. All this looking over graceful fields. Home qualifies for 100% financing with USDA or VA loan, 96.5% financing with FHA loan and also possible seller financing available.

18. 2023-11-26
    price $214,900 632-char remark

    Show marketing remark (632 chars)

    Beautiful countryside and hillside views form this open floor plan split bedroom design home with fresh paint, new carpet, new stainless steel appliances, new decking. Large eat in Kitchen with lots of cabinets and new appliances, leading to large laundry room with cubby spaces. Open living dining room combo, large master with en-suite bathroom with combo soaking tub and walk in closet, two additional guest bedrooms with walk in closets and guest bathroom. All this looking over graceful fields. Home qualifies for 100% financing with USDA or VA loan, 96.5% financing with FHA loan and also possible seller financing available.

19. 2023-11-26
    price $214,900

    Show marketing remark (632 chars)

    Beautiful countryside and hillside views form this open floor plan split bedroom design home with fresh paint, new carpet, new stainless steel appliances, new decking. Large eat in Kitchen with lots of cabinets and new appliances, leading to large laundry room with cubby spaces. Open living dining room combo, large master with en-suite bathroom with combo soaking tub and walk in closet, two additional guest bedrooms with walk in closets and guest bathroom. All this looking over graceful fields. Home qualifies for 100% financing with USDA or VA loan, 96.5% financing with FHA loan and also possible seller financing available.

20. 2023-11-25
    listed $225,000 Active
21. 2023-11-10
    listed $225,000 Active 632-char remark

    Show marketing remark (632 chars)

    Beautiful countryside and hillside views form this open floor plan split bedroom design home with fresh paint, new carpet, new stainless steel appliances, new decking. Large eat in Kitchen with lots of cabinets and new appliances, leading to large laundry room with cubby spaces. Open living dining room combo, large master with en-suite bathroom with combo soaking tub and walk in closet, two additional guest bedrooms with walk in closets and guest bathroom. All this looking over graceful fields. Home qualifies for 100% financing with USDA or VA loan, 96.5% financing with FHA loan and also possible seller financing available.

ⓘ 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: $299 · $25/mo
• Projected year-2 tax: $887 · $74/mo
• Expected delta: +$588/yr (+$49/mo · 197.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 22 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,638
• − Mortgage interest: −$6,996
• − Property taxes: −$299
• − Insurance: −$624
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$3,633
• Taxable loss: −$97
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $2,014/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: Scott County
• NCES district ID: 4703720
• Math proficiency: 15% ▼ -13.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $31,942
• Composite: 16.97/100
• National rank: #9134
• State rank: #113 of 139 in TN

Livability — Huntsville

• Score: 53/100
• State rank: #390
• US rank: #24449

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,789

Population outlook (Scott County) Hauer SSP2

• Today (2025): 20,907 people
• By 2030: 20,108 · -3.8%
• By 2040: 18,405 · -12.0%
• By 2050: 16,598 · -20.6%
• By 2075: 12,607 · -39.7%
• By 2100: 9,303 · -55.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Asian 2%
• Common ancestry: Slovak 7% Iranian 4% Scandinavian 1%
• Foreign-born: 3%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+79.8) · D 9.8% · R 89.6%
• 2008→2024 swing: -32.5pp toward R · 2008: -47.3pp · 2024: -79.8pp
• All cycles: 2024: R+79.8 2020: R+77.5 2016: R+71.7 2012: R+55.0 2008: R+47.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.35%
• Current HPI: 107.1223
• 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

-44.5% since first listed

21 events — show timeline

• 2026-05-18 Pending — Knoxville MLS
• 2026-04-11 Price Changed $124,900 Knoxville MLS
• 2026-03-11 Price Changed $134,500 Knoxville MLS
• 2026-02-11 Price Changed $149,500 Knoxville MLS
• 2026-01-06 Listed $159,500 Knoxville MLS
• 2025-12-17 Listed $199,900 REALTRACS as Distributed by MLS Grid
• 2024-02-23 Sold (Public Records) $204,900 Public Records
• 2024-01-31 Sold (MLS) $204,900 LAAR
• 2024-01-31 Sold (MLS) $204,900 LAAR
• 2024-01-31 Sold (MLS) $204,900 Knoxville MLS
• 2024-01-31 Sold (MLS) $204,900 REALTRACS as Distributed by MLS Grid
• 2023-12-27 Pending — LAAR
• 2023-12-27 Contingent — Knoxville MLS
• 2023-12-12 Price Changed $199,900 Knoxville MLS
• 2023-12-12 Price Changed $199,900 LAAR
• 2023-12-04 Price Changed $204,900 Knoxville MLS
• 2023-12-04 Price Changed $204,900 LAAR
• 2023-11-26 Price Changed $214,900 Knoxville MLS
• 2023-11-26 Price Changed $214,900 LAAR
• 2023-11-25 Listed $225,000 LAAR
• 2023-11-10 Listed $225,000 Knoxville MLS

Property tax history

-1.9%/yr

Latest (2025): $299 · +0.0% YoY. Source: county tax records.