2377 Porch Rock Rd · Pikeville, TN 37367

$339,900

2 bd · 2.0 ba · 1,308 sqft · SingleFamily · 20 Days on market

Built 2026 1.65 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.9/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Priced an incredible $60,000 below appraisal, this 2 bedroom 2 bath move-in-ready mountain retreat won't last long. This 1308 sq ft cabin with Dutch lap log siding is perfect for comfortable daily living or as an exclusive weekend getaway. Perched atop the mountain and surrounded by nature, this stunning new construction home combines rustic character with modern finishes throughout. Soaring vaulted ceilings and oversized windows fill the open-concept living area with natural light, while the kitchen features quartz countertops, custom cabinetry, stainless steel appliances, and a large island. The spacious primary suite offers a separate tiled shower, dual vanities, and a freestanding soaking tub thoughtfully positioned to offer a tranquil, scenic view. The suite is complete with a walk-in closet featuring a custom built-in dressing table and mirror. Finally, an expansive covered porch provides the perfect place to relax and enjoy the peaceful mountain setting.

Key facts

• Custom cabinetry
• Quartz countertops
• Large island

Tags

• NEW CONSTRUCTION HOME
• OPEN-CONCEPT LIVING AREA
• QUARTZ COUNTERTOPS
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND

Property features AI

Finance

• Other: Living area reported as 1308 (owner provided); Lot size approximately 1.65 acres (agent calculated); Energy-efficient windows

Exterior

• Parking: Detached parking; Driveway
• Utilities: Electricity available; Public water; Septic sewer
• Home design: Residential property; New construction; Three or more levels; Has a view
• Construction: Frame construction with wood siding; Other roof; Block foundation; Newly built
• Exterior features: Wooded lot with views; Public water available; Septic tank

Interior

• Kitchen: Refrigerator; Microwave; Electric range; Dishwasher; Kitchen island
• Bedrooms: 2 bedrooms
• Flooring: Tile; Other
• Bathrooms: 2 full bathrooms; Master bathroom with double vanity
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Built-in features; Ceiling fans; Walk-in closet(s); Kitchen island
• Laundry & utility: Utilities: Electricity available, Water available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-404 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (27.6% below list).
• Recommended offer: $246k (27.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#296 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B+; Watch: health & safety C-, amenities F, commute F.
• Bledsoe County (rural): math 19% / reading 27% proficiency, ranked #104 of 139 in TN (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pikeville Elementary (math 27% / reading 32%, grade F, #423 of 952 statewide, top 48%, 415 students, 0% FRL); Bledsoe County High School (math 2% / reading 32%, grade F, #215 of 332 statewide, top 67%, 483 students, 0% FRL) — zoned schools average 0% FRL vs 69% district-wide (69 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 155 active listings in the ZIP.
• At $2,462/mo this rent would consume 54% of the median local household income ($55k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $36k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• Bledsoe County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

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

Recommended offer $246,219 (27.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.72% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.09%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.7%
• Equity multiple: 2.68×
• Total profit: $159,435
• Equity at exit: $306,209

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $489,810
• Equity at exit: $660,351

Cash invested: $95,172 (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 37367

• Home prices YoY: 34.5%
• Active inventory: 155
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,462 medium
• Mortgage (P&I): −$1,782
• Tax est. 1.5%: −$425 /mo · $5,098/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-404

Break-even live

Break-even rent $2,973

Max offer price $281,463

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $339,900 Active 20 DOM
2. 2026-06-17
   days on market $339,900 Active 19 DOM
3. 2026-06-16
   days on market $339,900 Active 18 DOM
4. 2026-06-15
   days on market $339,900 Active 17 DOM
5. 2026-06-14
   days on market $339,900 Active 15 DOM
6. 2026-06-10
   days on market $339,900 Active 12 DOM
7. 2026-06-09
   days on market $339,900 Active 11 DOM
8. 2026-06-08
   days on market $339,900 Active 10 DOM
9. 2026-06-07
   days on market $339,900 Active 9 DOM
10. 2026-06-03
    days on market $339,900 Active 5 DOM
11. 2026-06-02
    days on market $339,900 Active 4 DOM
12. 2026-06-01
    days on market $339,900 Active 3 DOM
13. 2026-05-31
    days on market $339,900 Active 2 DOM
14. 2026-05-30
    remarks 699-char remark

    Show marketing remark (975 chars)

    Priced an incredible $60,000 below appraisal, this 2 bedroom 2 bath move-in-ready mountain retreat won't last long. This 1308 sq ft cabin with Dutch lap log siding is perfect for comfortable daily living or as an exclusive weekend getaway. Perched atop the mountain and surrounded by nature, this stunning new construction home combines rustic character with modern finishes throughout. Soaring vaulted ceilings and oversized windows fill the open-concept living area with natural light, while the kitchen features quartz countertops, custom cabinetry, stainless steel appliances, and a large island. The spacious primary suite offers a separate tiled shower, dual vanities, and a freestanding soaking tub thoughtfully positioned to offer a tranquil, scenic view. The suite is complete with a walk-in closet featuring a custom built-in dressing table and mirror. Finally, an expansive covered porch provides the perfect place to relax and enjoy the peaceful mountain setting.

15. 2026-05-30
    listed $339,900 Active 1 DOM

    Show marketing remark (975 chars)

    Priced an incredible $60,000 below appraisal, this 2 bedroom 2 bath move-in-ready mountain retreat won't last long. This 1308 sq ft cabin with Dutch lap log siding is perfect for comfortable daily living or as an exclusive weekend getaway. Perched atop the mountain and surrounded by nature, this stunning new construction home combines rustic character with modern finishes throughout. Soaring vaulted ceilings and oversized windows fill the open-concept living area with natural light, while the kitchen features quartz countertops, custom cabinetry, stainless steel appliances, and a large island. The spacious primary suite offers a separate tiled shower, dual vanities, and a freestanding soaking tub thoughtfully positioned to offer a tranquil, scenic view. The suite is complete with a walk-in closet featuring a custom built-in dressing table and mirror. Finally, an expansive covered porch provides the perfect place to relax and enjoy the peaceful mountain setting.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 2 d/yr ≥100°F today · 5 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,546
• − Mortgage interest: −$19,040
• − Property taxes: −$5,098
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,364
• − Management: −$2,364
• − Depreciation: −$9,888
• Taxable loss: −$10,907
• Est. tax savings @ 24.0%: +$2,618
• After-tax cash flow: $-2,228/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: Bledsoe County
• NCES district ID: 4700270
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 27% ▼ -1.00%
• Median HH income: $35,901
• Composite: 19.02/100
• National rank: #8845
• State rank: #104 of 139 in TN

Livability — Pikeville

• Score: 59/100
• State rank: #296
• US rank: #20539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bledsoe · 11,736 people
• Population (ZIP): 11,736
• Household income: $54,696
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 2.1

Population outlook (Bledsoe County) Hauer SSP2

• Today (2025): 18,085 people
• By 2030: 19,649 · +8.6%
• By 2040: 22,438 · +24.1%
• By 2050: 24,582 · +35.9%
• By 2075: 26,769 · +48.0%
• By 2100: 25,033 · +38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Bledsoe

• 2024 margin: Solid R (+70.5) · D 14.4% · R 84.9%
• 2008→2024 swing: -36.0pp toward R · 2008: -34.5pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+65.2 2016: R+58.6 2012: R+40.3 2008: R+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 106.44%
• Current HPI: 415.344
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-30 Listed $339,900 UCMLS
• 2026-05-29 Listed $339,900 REALTRACS as Distributed by MLS Grid
• 2026-05-29 Listed $339,900 RCAOR
• 2026-05-29 Listed $339,900 GCAR