Altamont Townhome Plan · Sevierville, TN 37764

$269,990

3 bd · 2.5 ba · 1,381 sqft · Townhouse · 872 Days on market

Excellent condition

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Appreciation +3.3/10.0
• Livability +2.9/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• DSCR +2.2/10.0

Listing remarks MLS

We have move-in ready homes in this floorplan available for immediate sale and quick close! The Altamont floor plan, available in Cherokee Crossing located in Sevierville, is an ideal place to call home! Living in a townhome means low maintenance living, and you'll appreciate this thoughtfully designed home. As you enter through the foyer, you'll find a powder room for your convenience. The kitchen overlooks an open concept living and dining area. Moving upstairs, you'll discover a primary suite that comes complete with an ensuite bathroom and a walk-in closet. Two additional rooms share another bathroom. The second floor also features a laundry room for your convenience. You'll never run out of storage space in this townhome. Contact us today to learn more about this amazing living opportunity! D. R. Horton is an Equal Housing Opportunity Builder. Home and community information, including pricing, included features, terms, availability and amenities, are subject to change and prior sale at any time without notice or obligation. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Images may contain virtual staging.

Key facts

• Garage
• Listed 871 days

🏗️ New construction. The $269,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $301,128.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $270k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (16.0% below list).
• Recommended offer: $227k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 1.4% 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-, 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.
• Zoned schools: New Center Elementary (math 32% / reading 28%, grade F, #415 of 952 statewide, top 44%, 855 students, 0% FRL); Seymour Junior High (math 40% / reading 30%, grade F, #65 of 333 statewide, top 20%, 766 students, 0% FRL); Sevier County High School (math 20% / reading 38%, grade F, #92 of 332 statewide, top 28%, 1,248 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 166 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,594 units permitted in Sevier County in 2024 (456 in 5+ unit buildings).
• This rent runs 39% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Sevier County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 872 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $226,859 (16.0% 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 872 days. Have you received any prior offers? Is the seller open to a 16% 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 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. 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: 0.75% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.11%
• DSCR: 0.82
• GRM: 11.1

CMA / ARV

• ARV (median comp): $301,128
• List price: $269,990
• Delta: -10.34%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Jace Way	0.10mi	3/2.5	1,381 (0%)	0mo	$250,000	$181	95
3778 Wyatt Way	0.07mi	3/2.5	1,381 (0%)	2mo	$279,805	$203	95
140 Jace Way	0.11mi	3/2.5	1,381 (0%)	0mo	$250,000	$181	94
156 Jace Way	0.11mi	3/2.5	1,381 (0%)	0mo	$250,000	$181	94
160 Jace Way	0.11mi	3/2.5	1,381 (0%)	1mo	$286,805	$208	94
3788 Wyatt Way	0.08mi	3/2.5	1,381 (0%)	3mo	$287,925	$208	93
3775 Wyatt Way	0.07mi	3/2.5	1,554 (+12%)	3mo	$288,690	$186	73
3779 Wyatt Way	0.08mi	3/2.5	1,554 (+12%)	3mo	$288,690	$186	73
202 Jace Way	0.11mi	3/2.5	1,554 (+12%)	1mo	$296,925	$191	73
152 Jace Way	0.11mi	3/2.5	1,554 (+12%)	2mo	$296,926	$191	72
3470 Tyee Crossing Way	0.08mi	4/2.5 (+1)	1,554 (+12%)	1mo	$302,000	$194	69
355 Cate Byrd Rd	1.15mi	3/2.5	1,384 (+0%)	1mo	$350,000	$253	64

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: -23.2%
• Equity multiple: 0.20×
• Total profit: $-67,158
• Equity at exit: $44,899

10-year hold

• IRR: -17.8%
• Equity multiple: 0.03×
• Total profit: $-82,029
• Equity at exit: $26,036

Cash invested: $84,316 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 1 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $290,198 ($200/sqft)
• Median days on market: 58 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +9.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 37764

• Home prices YoY: -0.8%
• Active inventory: 166
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,269 high
• Mortgage (P&I): −$1,579
• Tax est. 1.5%: −$376 /mo · $4,517/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-289

Break-even live

Break-even rent $2,634

Max offer price $259,332

Occupancy floor —

Sensitivity live

Price	-10% $-81	-5% $-185	+0% $-289	+5% $-393	+10% $-497
Rent	-10% $-468	-5% $-378	+0% $-289	+5% $-199	+10% $-110
Rate	-1.0pp $-137	-0.5pp $-212	base $-289	+0.5pp $-367	+1.0pp $-446

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: $75,282
• Closing costs: $9,034
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 Emma Victoria Way Kodak, TN	3.0	2.5	1381	$1,950	$1.41	93d	1	0.05mi
3416 Tyee Crossing Way Unit 3416 Kodak, TN	3.0	2.5	1384	$2,990	$2.16	93d	1	0.05mi
120 Jace WAY Sevierville, TN	3.0	2.5	1381	$2,000	$1.45	93d	1	0.08mi
168 Bass Pro Dr Kodak, TN	1.0–3.0	1.0–2.0	907	$1,835	$2.02	93d	21	0.24mi
4116 Briggs Loop Kodak, TN	3.0	2.0	1314	$2,075	$1.58	93d	1	1.18mi

Listing history 50 events

1. 2026-08-08
   days on market $269,990 Active 872 DOM
2. 2026-08-07
   days on market $269,990 Active 871 DOM
3. 2026-08-06
   days on market $269,990 Active 870 DOM
4. 2026-08-05
   days on market $269,990 Active 869 DOM
5. 2026-08-04
   days on market $269,990 Active 868 DOM
6. 2026-08-03
   days on market $269,990 Active 867 DOM
7. 2026-07-31
   days on market $269,990 Active 864 DOM
8. 2026-07-30
   days on market $269,990 Active 862 DOM
9. 2026-07-25
   days on market $269,990 Active 858 DOM
10. 2026-07-24
    days on market $269,990 Active 857 DOM
11. 2026-07-23
    days on market $269,990 Active 856 DOM
12. 2026-07-22
    days on market $269,990 Active 855 DOM
13. 2026-07-21
    days on market $269,990 Active 854 DOM
14. 2026-07-18
    days on market $269,990 Active 851 DOM
15. 2026-07-16
    days on market $269,990 Active 849 DOM
16. 2026-07-16
    days on market $269,990 Active 848 DOM
17. 2026-07-14
    days on market $269,990 Active 847 DOM
18. 2026-07-13
    days on market $269,990 Active 846 DOM
19. 2026-07-12
    days on market $269,990 Active 845 DOM
20. 2026-07-11
    days on market $269,990 Active 844 DOM
21. 2026-07-10
    days on market $269,990 Active 843 DOM
22. 2026-07-09
    days on market $269,990 Active 842 DOM
23. 2026-07-08
    days on market $269,990 Active 841 DOM
24. 2026-07-07
    price $269,990 Active 840 DOM
25. 2026-07-07
    days on market $282,990 Active 840 DOM
26. 2026-07-07
    days on market $282,990 Active 839 DOM
27. 2026-07-05
    days on market $282,990 Active 838 DOM
28. 2026-07-04
    days on market $282,990 Active 837 DOM
29. 2026-07-03
    days on market $282,990 Active 836 DOM
30. 2026-07-02
    days on market $282,990 Active 835 DOM
31. 2026-07-01
    days on market $282,990 Active 834 DOM
32. 2026-06-30
    days on market $282,990 Active 833 DOM
33. 2026-06-29
    days on market $282,990 Active 832 DOM
34. 2026-06-28
    days on market $282,990 Active 831 DOM
35. 2026-06-28
    days on market $282,990 Active 830 DOM
36. 2026-06-27
    days on market $282,990 Active 829 DOM
37. 2026-06-26
    days on market $282,990 Active 828 DOM
38. 2026-06-23
    days on market $282,990 Active 825 DOM
39. 2026-06-22
    days on market $282,990 Active 824 DOM
40. 2026-06-19
    days on market $282,990 Active 822 DOM
41. 2026-06-18
    days on market $282,990 Active 821 DOM
42. 2026-06-17
    days on market $282,990 Active 820 DOM
43. 2026-06-16
    days on market $282,990 Active 819 DOM
44. 2026-06-15
    days on market $282,990 Active 818 DOM
45. 2026-06-14
    days on market $282,990 Active 816 DOM
46. 2026-06-13
    days on market $282,990 Active 815 DOM
47. 2026-06-10
    days on market $282,990 Active 813 DOM
48. 2026-06-09
    days on market $282,990 Active 812 DOM
49. 2026-06-08
    days on market $282,990 Active 811 DOM
50. 2026-06-07
    days on market $282,990 Active 810 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,223
• − Mortgage interest: −$16,868
• − Property taxes: −$4,517
• − Insurance: −$1,506
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − Depreciation: −$8,760
• Taxable loss: −$8,783
• Est. tax savings @ 24.0%: +$2,108
• After-tax cash flow: $-1,358/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

Excellent 95/100 None rehab

This move-in ready townhome is in excellent condition with modern amenities and a clean, inviting interior. It offers a great opportunity for both resale and rental markets with minor updates that can further enhance its value.

Value-add opportunities

• Resale Painting the exterior — Fresh paint can enhance curb appeal. ↑
• Resale Landscaping improvements — Enhanced landscaping can attract more buyers. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and add value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value. ↑
• Resale Upgrading the flooring in the bathrooms — Updated flooring can make bathrooms more appealing to potential buyers. ↑
• Rental Adding a smart thermostat — A smart thermostat can attract renters and reduce energy costs. ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Catlettsburg Elementary School F TN #408/952 Nat'l #26,279/41,679 Middle Sevierville Middle School F TN #116/333 Nat'l #9,545/14,009 High Gary Hardin Academy F TN #237/332 Nat'l #15,355/17,239

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

D Composite livability gradescore 57/100

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

• Census place: Sevierville, TN
• County: Sevier · 107,903 people
• Population (ZIP): 11,507
• Household income: $69,028
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 5% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Asian 3% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Other Indo-European 3% Spanish 2%

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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: ▼ -3.40%
• Current HPI: 422.17
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

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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

+4.8% since first listed

11 events — show timeline

• 2025-11-11 Price Changed $282,990 Zillow
• 2025-09-23 Price Changed $280,990 Zillow
• 2025-04-15 Price Changed $278,990 Zillow
• 2024-10-07 Price Changed $276,990 Zillow
• 2024-09-03 Price Changed $275,990 Zillow
• 2024-08-13 Price Changed $274,990 Zillow
• 2024-08-12 Price Changed $272,990 Zillow
• 2024-08-12 Price Changed $274,990 Zillow
• 2024-07-09 Price Changed $272,990 Zillow
• 2024-04-24 Price Changed $271,990 Zillow
• 2024-03-19 Listed $269,990 Zillow