408 Amerine Rd · Maryville, TN 37804

$185,000

2 bd · 2.0 ba · 1,050 sqft · SingleFamily public records · 3 Days on market

Built 1920 0.34 ac lot Est $252k · 27% under

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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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• Schools +4.8/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bedroom, 1 1/2 bath, traditional ranch on gret level corner lot. Rear of home features covered deck with fenced in backyard. Property also has large storage shed.

Key facts

• Corner lot
• 0.34 acre lot
• Built 1920

Tags

• CORNER LOT
• 7 ACRES OF CITY GREEN SPACE
• FULLY FENCED BACKYARD
• ONSITE STORAGE BUILDING
• WALKABLE OUTDOOR AMENITIES

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Detached property; Approximately 1,050 building area (per tax records)
• Construction: Vinyl siding; Frame construction
• Exterior features: Vinyl windows; Storage structure on the property; Corner lot

Interior

• Kitchen: Kitchen (included as a room)
• Flooring: Hardwood floors; Vinyl flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (2 total bathrooms)
• Heating & cooling: Central heating (electric); Central cooling
• Interior features: Masonry fireplace; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/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 $182k (1.6% below list).
• Recommended offer: $182k (1.6% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 3.7% in Maryville — 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 71/100 on livability (#38 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D, commute F, health & safety F.
• Maryville (suburban): math 58% / reading 55% proficiency, ranked #5 of 139 in TN (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.3%/yr); 137 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 937 units permitted in Blount County in 2024 (57 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Blount County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $45k; list at $185k implies a 311% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,015 (1.6% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.15%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $252,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Amerine Rd	0.00mi	2/1.5	1,050 (0%)	0mo	$178,500	$170	98
513 Amerine Rd	0.14mi	3/1.5 (+1)	1,098 (+5%)	2mo	$245,000	$223	77
125 Andrea Dr	0.31mi	2/1.0	1,040 (-1%)	6mo	$250,000	$240	75
1101 Fielding Dr	0.32mi	2/1.0	980 (-7%)	9mo	$269,000	$274	63
124 Well St	0.19mi	2/2.0	1,200 (+14%)	12mo	$241,000	$201	57
1115 Fielding Dr	0.30mi	3/2.0 (+1)	1,196 (+14%)	3mo	$310,000	$259	56
409 Merritt Rd	0.25mi	3/1.0 (+1)	1,112 (+6%)	20mo	$332,000	$299	52
902 Grandview Dr	0.59mi	2/1.5	1,196 (+14%)	2mo	$255,000	$213	46
2407 Tuckaleechee Pike	0.64mi	2/1.0	1,191 (+13%)	14mo	$315,000	$264	32

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 · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-8,816
• Equity at exit: $27,584

10-year hold

• IRR: 7.5%
• Equity multiple: 1.63×
• Total profit: $32,392
• Equity at exit: $15,995

Cash invested: $51,800 (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 37804

• Home prices YoY: -15.4%
• Rents YoY: 5.3%
• Active inventory: 137
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,820 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$125 /mo · $1,502/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $266

Break-even live

Break-even rent $1,484

Max offer price $185,000

Occupancy floor 80%

Sensitivity live

Price	-10% $370	-5% $318	+0% $266	+5% $213	+10% $161
Rent	-10% $122	-5% $194	+0% $266	+5% $337	+10% $409
Rate	-1.0pp $359	-0.5pp $313	base $266	+0.5pp $218	+1.0pp $169

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
913 Naomi Dr Unit Naomi- 918 Maryville, TN	2.0	1.5	1075	$1,398	$1.30	24d	1	0.48mi
131 Eleanor Davis Dr Maryville, TN	2.0	1.0	1004	$1,650	$1.64	3d	1	0.92mi
1613 Sevierville Rd Maryville, TN	3.0	2.5	1500	$2,300	$1.53	24d	1	1.26mi
2612 Old Whites Mill Rd Maryville, TN	3.0	1.5	1220	$2,850	$2.34	3d	1	1.31mi

Listing history 8 events

1. 2026-06-01
   status $185,000 Pending 3 DOM
2. 2026-05-31
   days on market $185,000 Active 3 DOM
3. 2026-05-31
   days on market $185,000 Active 2 DOM
4. 2026-05-28
   listed $185,000 Active
5. 2015-02-06
   historical 164-char remark

   Show marketing remark (164 chars)

   2 Bedroom, 1 1/2 bath, traditional ranch on gret level corner lot. Rear of home features covered deck with fenced in backyard. Property also has large storage shed.

6. 2015-02-02
   soldstatus $45,000 Closed 164-char remark

   Show marketing remark (164 chars)

   2 Bedroom, 1 1/2 bath, traditional ranch on gret level corner lot. Rear of home features covered deck with fenced in backyard. Property also has large storage shed.

7. 2014-10-29
   listed $49,900 164-char remark

   Show marketing remark (164 chars)

   2 Bedroom, 1 1/2 bath, traditional ranch on gret level corner lot. Rear of home features covered deck with fenced in backyard. Property also has large storage shed.

8. 2014-07-31
   listed $59,900

ⓘ 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: $1,502 · $125/mo
• Projected year-2 tax: $1,502 · $125/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 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: $21,842
• − Mortgage interest: −$10,363
• − Property taxes: −$1,502
• − Insurance: −$925
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$5,382
• Taxable income: $175
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $3,144/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: Maryville
• NCES district ID: 4702700
• Math proficiency: 58% ▼ -3.00%
• Reading proficiency: 55% ▼ -3.00%
• Median HH income: $52,318
• Composite: 48.42/100
• National rank: #2134
• State rank: #5 of 139 in TN

Livability — Maryville

• Score: 71/100
• State rank: #38
• US rank: #6533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maryville, TN
• County: Blount County · 112,418 people
• City population: 89,294
• Metro: Knoxville, TN
• Population (ZIP): 27,382
• Household income: $79,025
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 466.0

Population outlook (Blount County) Hauer SSP2

• Today (2025): 135,873 people
• By 2030: 139,460 · +2.6%
• By 2040: 144,767 · +6.5%
• By 2050: 147,393 · +8.5%
• By 2075: 151,597 · +11.6%
• By 2100: 147,393 · +8.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Blount

• 2024 margin: Solid R (+47.7) · D 25.5% · R 73.2% · Other 1.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -39.4pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+44.2 2016: R+48.8 2012: R+45.7 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.46%
• Current HPI: 343.4773
• Rent YoY: ▲ 5.29%
• Metro: Knoxville, 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

+208.8% since first listed

5 events — show timeline

• 2026-05-28 Listed $185,000 Knoxville MLS
• 2015-02-06 Listing Removed — Knoxville MLS
• 2015-02-02 Sold (MLS) $45,000 Knoxville MLS
• 2014-10-29 Listed $49,900 Knoxville MLS
• 2014-07-31 Listed $59,900 Knoxville MLS

Property tax history

+3.6%/yr

Latest (2025): $1,502 · +4.2% YoY. Source: county tax records.