150 Galloway Airport Rd · Dunlap, TN 37327

$249,900

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 44 Days on market

Built 2026 0.32 ac lot $208/sqft · 16% below area Est $296k · 16% under ↓ 7% since listing

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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).

• ARV discount +14.5/15.0
• Appreciation +10.0/10.0
• Cash flow +5.0/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Brand new construction with stunning mountain views! Nestled in the scenic Sequatchie Valley, this home offers a peaceful, quiet lifestyle with low county taxes, an excellent school system, convenient access to shopping and medical facilities, and a welcoming community. Designed for easy, low-maintenance living, the home features energy-efficient windows, durable luxury vinyl plank flooring, and stainless steel appliances. Relax and take in the surrounding mountain views from the oversized covered front porch -perfect for enjoying the natural beauty year-round. This beautiful new home won't last long, schedule your private showing today!

Key facts

• Sequatchie valley
• Low county taxes
• Medical facilities

Tags

• MOUNTAIN VIEWS
• SEQUATCHIE VALLEY
• LOW COUNTY TAXES
• EXCELLENT SCHOOL SYSTEM
• CONVENIENT ACCESS TO SHOPPING
• MEDICAL FACILITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-710 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (41.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (42.2% below list).
• Recommended offer: $145k (42.2% below list) — sets the bar for 1% rule.
• Cap rate 3.5% vs local median 2.4% in Dunlap — 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 60/100 on livability (#264 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B; Watch: schools F, amenities F, commute F.
• Sequatchie County (rural): math 24% / reading 24% proficiency, ranked #95 of 139 in TN (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 317 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 37 units permitted in Sequatchie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Sequatchie County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,532 (42.2% 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 44 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.58% ✗
• Cap rate: 3.48%
• Cash-on-cash: -10.04%
• DSCR: 0.55
• GRM: 14.4

CMA / ARV

• ARV (median comp): $295,876
• List price: $249,900
• Delta: -15.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 Beaver Creek Rd	0.17mi	3/2.0	1,296 (+8%)	13mo	$295,000	$228	68
4434 W Valley Rd	0.27mi	3/2.0	1,316 (+10%)	11mo	$282,000	$214	62
4434 W Valley Rd	0.27mi	3/2.0	1,316 (+10%)	11mo	$282,000	$214	62
John Burch Rd	0.10mi	3/1.0	1,050 (-12%)	17mo	$179,500	$171	56
347 Highland Dr	0.72mi	3/2.0	1,316 (+10%)	2mo	$269,500	$205	48
103 Hardluck Ranch Rd	0.18mi	4/1.5 (+1)	1,368 (+14%)	17mo	$290,000	$212	47
438 Highland Dr	0.67mi	3/2.0	1,344 (+12%)	3mo	$237,000	$176	47
68 Shady Oaks Cv	0.50mi	3/2.0	1,311 (+9%)	20mo	$280,000	$214	44
429 Highland Dr	0.70mi	3/2.0	1,344 (+12%)	17mo	$250,000	$186	33
386 Highland Dr	0.66mi	3/2.0	1,354 (+13%)	20mo	$210,000	$155	31

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 2.30×
• Total profit: $90,955
• Equity at exit: $225,130

10-year hold

• IRR: 15.3%
• Equity multiple: 5.34×
• Total profit: $303,624
• Equity at exit: $485,501

Cash invested: $69,972 (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 37327

• Home prices YoY: 19.0%
• Active inventory: 317
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $1,445 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-710

Break-even live

Break-even rent $2,345

Max offer price $147,103

Occupancy floor —

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Michigan Ln Unit 3 Dunlap, TN	3.0	2.0	1395	$1,575	$1.13	43d	1	0.71mi
18 Michigan Ln Unit 3 Dunlap, TN	3.0	2.0	1395	$1,525	$1.09	13d	1	0.71mi
10 Garden Court Loop Dunlap, TN	2.0–3.0	1.0–2.0	887	$1,015	$1.14	13d	6	1.26mi

Listing history 4 events

1. 2026-05-10
   status Pending 645-char remark

   Show marketing remark (645 chars)

   Brand new construction with stunning mountain views! Nestled in the scenic Sequatchie Valley, this home offers a peaceful, quiet lifestyle with low county taxes, an excellent school system, convenient access to shopping and medical facilities, and a welcoming community. Designed for easy, low-maintenance living, the home features energy-efficient windows, durable luxury vinyl plank flooring, and stainless steel appliances. Relax and take in the surrounding mountain views from the oversized covered front porch -perfect for enjoying the natural beauty year-round. This beautiful new home won't last long, schedule your private showing today!

2. 2026-05-01
   price $249,900 645-char remark

   Show marketing remark (645 chars)

   Brand new construction with stunning mountain views! Nestled in the scenic Sequatchie Valley, this home offers a peaceful, quiet lifestyle with low county taxes, an excellent school system, convenient access to shopping and medical facilities, and a welcoming community. Designed for easy, low-maintenance living, the home features energy-efficient windows, durable luxury vinyl plank flooring, and stainless steel appliances. Relax and take in the surrounding mountain views from the oversized covered front porch -perfect for enjoying the natural beauty year-round. This beautiful new home won't last long, schedule your private showing today!

3. 2026-04-24
   price $259,900 645-char remark

   Show marketing remark (645 chars)

   Brand new construction with stunning mountain views! Nestled in the scenic Sequatchie Valley, this home offers a peaceful, quiet lifestyle with low county taxes, an excellent school system, convenient access to shopping and medical facilities, and a welcoming community. Designed for easy, low-maintenance living, the home features energy-efficient windows, durable luxury vinyl plank flooring, and stainless steel appliances. Relax and take in the surrounding mountain views from the oversized covered front porch -perfect for enjoying the natural beauty year-round. This beautiful new home won't last long, schedule your private showing today!

4. 2026-03-27
   listed $269,900 Active 645-char remark

   Show marketing remark (645 chars)

   Brand new construction with stunning mountain views! Nestled in the scenic Sequatchie Valley, this home offers a peaceful, quiet lifestyle with low county taxes, an excellent school system, convenient access to shopping and medical facilities, and a welcoming community. Designed for easy, low-maintenance living, the home features energy-efficient windows, durable luxury vinyl plank flooring, and stainless steel appliances. Relax and take in the surrounding mountain views from the oversized covered front porch -perfect for enjoying the natural beauty year-round. This beautiful new home won't last long, schedule your private showing today!

ⓘ 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 A · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 8 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $17,344
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$2,752
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$7,270
• Taxable loss: −$13,200
• Est. tax savings @ 24.0%: +$3,168
• After-tax cash flow: $-5,357/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: Sequatchie County
• NCES district ID: 4703750
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 24% ▼ -3.00%
• Median HH income: $40,931
• Composite: 20.37/100
• National rank: #8598
• State rank: #95 of 139 in TN

Livability — Dunlap

• Score: 60/100
• State rank: #264
• US rank: #18526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,424

Population outlook (Sequatchie County) Hauer SSP2

• Today (2025): 15,998 people
• By 2030: 16,451 · +2.8%
• By 2040: 17,030 · +6.5%
• By 2050: 17,192 · +7.5%
• By 2075: 17,053 · +6.6%
• By 2100: 15,876 · -0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Sequatchie

• 2024 margin: Solid R (+66.3) · D 16.4% · R 82.7%
• 2008→2024 swing: -31.5pp toward R · 2008: -34.8pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+62.8 2016: R+59.7 2012: R+39.9 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 54.28%
• Current HPI: 339.856
• 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

-7.4% since first listed

4 events — show timeline

• 2026-05-10 Pending — GCAR
• 2026-05-01 Price Changed $249,900 GCAR
• 2026-04-24 Price Changed $259,900 GCAR
• 2026-03-27 Listed $269,900 GCAR