130 Paradise Ln · Fairfield Glade, TN 37726

$169,900

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 123 Days on market

Built 2004 5.16 ac lot

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Why this score? — see what drove the F 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).

• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Schools +1.3/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

Private A Frame getaway for the handyman. This unique property is on 5.16 mostly private level acres. The property sits back off the road with gated entrance. Property has enough cleared land for horses with hand made horse corral. wood fenced Pig lot. Chicken coupe,with 22x40 RV Carport with hookups. Shed style horse stall 10x12,10x16 Metal Barn enclosed. Range/oven, Refrigerator,microwave,washer,dryer,window air conditioner stay. Wood burning stove heats the home. This property has access to private Apx 294 acres for recreation that has long river frontage to swim or fish. 4 Wheeling, hunting this is all in Whitewater Paradise community of apx 17 to 20 owners per seller. You could finish this A Frame to suit your needs. Great vacation getaway or hunting retreat. (You can purchase 5th 2015 Forest River Couger 327CK that is hooked up to 50amp service, Full kitchen,Full bath with shower, 3 slides for 35,000. New shed can be purchased for 3000.) Home is not finished. Buyer can finish to suit their needs.

Key facts

• Propane gas
• Meandering driveway
• Block foundation

Tags

• MEANDERING DRIVEWAY
• RAISED GARDEN BEDS
• DETACHED GARAGE
• BLOCK FOUNDATION
• PUBLIC WATER
• PROPANE GAS

Property features AI

Exterior

• Parking: Detached garage with garage door opener; RV parking; Main-level parking
• Utilities: Septic tank
• Home design: Detached single-family home; 1,460 total building area
• Construction: Wood siding frame construction
• Exterior features: Private, level corner lot; Country and wooded views; Storage building; Workshop

Interior

• Kitchen: Refrigerator included
• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Space heater; Window air conditioning units
• Interior features: Cathedral ceilings; Eat-in kitchen; Gas fireplace
• Laundry & utility: Slab foundation (no basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-233 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (41.3% below list).
• Recommended offer: $100k (41.3% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.2% in Fairfield Glade — 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 61/100 on livability (#249 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Morgan County (rural): math 14% / reading 18% proficiency, ranked #128 of 139 in TN (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Central Middle School (math 10% / reading 14%, grade F, #242 of 333 statewide, top 74%, 256 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 41 active listings in the ZIP.

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.2% local appreciation)).
• Morgan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; list at $170k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $99,693 (41.3% 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 123 days. Have you received any prior offers? Is the seller open to a 41% 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 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. 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?
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 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: 0.59% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.89%
• DSCR: 0.74
• GRM: 14.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.55×
• Total profit: $26,076
• Equity at exit: $98,256

10-year hold

• IRR: 10.2%
• Equity multiple: 2.91×
• Total profit: $90,708
• Equity at exit: $171,234

Cash invested: $47,572 (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 37726

• Home prices YoY: 1.6%
• Active inventory: 41
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $997 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $-233

Break-even live

Break-even rent $1,292

Max offer price $128,676

Occupancy floor —

Sensitivity live

Price	-10% $-137	-5% $-185	+0% $-233	+5% $-281	+10% $-330
Rent	-10% $-312	-5% $-273	+0% $-233	+5% $-194	+10% $-155
Rate	-1.0pp $-148	-0.5pp $-190	base $-233	+0.5pp $-277	+1.0pp $-322

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $169,900 Active 123 DOM
2. 2026-06-21
   days on market $169,900 Active 122 DOM
3. 2026-06-18
   days on market $169,900 Active 120 DOM
4. 2026-06-17
   days on market $169,900 Active 119 DOM
5. 2026-06-16
   days on market $169,900 Active 118 DOM
6. 2026-06-15
   days on market $169,900 Active 117 DOM
7. 2026-06-13
   days on market $169,900 Active 115 DOM
8. 2026-06-12
   days on market $169,900 Active 114 DOM
9. 2026-06-09
   days on market $169,900 Active 111 DOM
10. 2026-06-08
    days on market $169,900 Active 110 DOM
11. 2026-06-08
    days on market $169,900 Active 109 DOM
12. 2026-06-07
    days on market $169,900 Active 108 DOM
13. 2026-06-03
    days on market $169,900 Active 105 DOM
14. 2026-06-02
    days on market $169,900 Active 104 DOM
15. 2026-06-01
    days on market $169,900 Active 103 DOM
16. 2026-05-31
    days on market $169,900 Active 102 DOM
17. 2026-05-23
    price $169,900
18. 2026-04-22
    price $189,900
19. 2026-01-24
    listed $200,000 Active
20. 2021-07-22
    soldstatus $87,500 Closed 1018-char remark

    Show marketing remark (1018 chars)

    Private A Frame getaway for the handyman. This unique property is on 5.16 mostly private level acres. The property sits back off the road with gated entrance. Property has enough cleared land for horses with hand made horse corral. wood fenced Pig lot. Chicken coupe,with 22x40 RV Carport with hookups. Shed style horse stall 10x12,10x16 Metal Barn enclosed. Range/oven, Refrigerator,microwave,washer,dryer,window air conditioner stay. Wood burning stove heats the home. This property has access to private Apx 294 acres for recreation that has long river frontage to swim or fish. 4 Wheeling, hunting this is all in Whitewater Paradise community of apx 17 to 20 owners per seller. You could finish this A Frame to suit your needs. Great vacation getaway or hunting retreat. (You can purchase 5th 2015 Forest River Couger 327CK that is hooked up to 50amp service, Full kitchen,Full bath with shower, 3 slides for 35,000. New shed can be purchased for 3000.) Home is not finished. Buyer can finish to suit their needs.

21. 2021-07-19
    soldstatus $87,500
22. 2021-05-16
    historical Pending - Continue to Show 1018-char remark

    Show marketing remark (1018 chars)

    Private A Frame getaway for the handyman. This unique property is on 5.16 mostly private level acres. The property sits back off the road with gated entrance. Property has enough cleared land for horses with hand made horse corral. wood fenced Pig lot. Chicken coupe,with 22x40 RV Carport with hookups. Shed style horse stall 10x12,10x16 Metal Barn enclosed. Range/oven, Refrigerator,microwave,washer,dryer,window air conditioner stay. Wood burning stove heats the home. This property has access to private Apx 294 acres for recreation that has long river frontage to swim or fish. 4 Wheeling, hunting this is all in Whitewater Paradise community of apx 17 to 20 owners per seller. You could finish this A Frame to suit your needs. Great vacation getaway or hunting retreat. (You can purchase 5th 2015 Forest River Couger 327CK that is hooked up to 50amp service, Full kitchen,Full bath with shower, 3 slides for 35,000. New shed can be purchased for 3000.) Home is not finished. Buyer can finish to suit their needs.

23. 2021-05-08
    listed $89,900 Active 1018-char remark

    Show marketing remark (1018 chars)

    Private A Frame getaway for the handyman. This unique property is on 5.16 mostly private level acres. The property sits back off the road with gated entrance. Property has enough cleared land for horses with hand made horse corral. wood fenced Pig lot. Chicken coupe,with 22x40 RV Carport with hookups. Shed style horse stall 10x12,10x16 Metal Barn enclosed. Range/oven, Refrigerator,microwave,washer,dryer,window air conditioner stay. Wood burning stove heats the home. This property has access to private Apx 294 acres for recreation that has long river frontage to swim or fish. 4 Wheeling, hunting this is all in Whitewater Paradise community of apx 17 to 20 owners per seller. You could finish this A Frame to suit your needs. Great vacation getaway or hunting retreat. (You can purchase 5th 2015 Forest River Couger 327CK that is hooked up to 50amp service, Full kitchen,Full bath with shower, 3 slides for 35,000. New shed can be purchased for 3000.) Home is not finished. Buyer can finish to suit their needs.

ⓘ 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: $710 · $59/mo
• Projected year-2 tax: $1,206 · $101/mo
• Expected delta: +$496/yr (+$41/mo · 69.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,963
• − Mortgage interest: −$9,517
• − Property taxes: −$710
• − Insurance: −$850
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$4,943
• Taxable loss: −$5,970
• Est. tax savings @ 24.0%: +$1,433
• After-tax cash flow: $-1,367/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: Morgan County
• NCES district ID: 4703090
• Math proficiency: 14% ▼ -3.00%
• Reading proficiency: 18% ▼ -2.00%
• Median HH income: $37,668
• Composite: 13.41/100
• National rank: #9528
• State rank: #128 of 139 in TN

Livability — Fairfield Glade

• Score: 61/100
• State rank: #249
• US rank: #17907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,270
• Population (ZIP): 2,313

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 20,667 people
• By 2030: 20,166 · -2.4%
• By 2040: 18,913 · -8.5%
• By 2050: 17,524 · -15.2%
• By 2075: 14,582 · -29.4%
• By 2100: 11,694 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Polish 9% Slovak 5% Serbian 3%
• Foreign-born: 0%
• Languages at home: 73% English-only · German/W. Germanic 26% Spanish 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+74.5) · D 12.3% · R 86.8%
• 2008→2024 swing: -34.2pp toward R · 2008: -40.3pp · 2024: -74.5pp
• All cycles: 2024: R+74.5 2020: R+70.0 2016: R+65.7 2012: R+45.3 2008: R+40.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.19%
• Current HPI: 325.4111
• 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

+89.0% since first listed

7 events — show timeline

• 2026-05-23 Price Changed $169,900 Knoxville MLS
• 2026-04-22 Price Changed $189,900 Knoxville MLS
• 2026-01-24 Listed $200,000 Knoxville MLS
• 2021-07-22 Sold (MLS) $87,500 Knoxville MLS
• 2021-07-19 Sold (Public Records) $87,500 Public Records
• 2021-05-16 Contingent — Knoxville MLS
• 2021-05-08 Listed $89,900 Knoxville MLS

Property tax history

+4.6%/yr

Latest (2025): $710 · +0.0% YoY. Source: county tax records.