1747 E Old Topside Rd · Alcoa, TN 37777

$109,900

3 bd · 1.0 ba · 864 sqft · Other public records · 112 Days on market

Built 1998 0.93 ac lot $127/sqft · 52% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sitting on .93 acres, this contractor's special could turn into your next flip or build! Schedule your showing today!

Key facts

• Convenient location
• Room to build equity
• 0.93 acre lot

Tags

• CONVENIENT LOCATION
• ROOM TO BUILD EQUITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 2.8% in Alcoa — 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 67/100 on livability (#107 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, employment D, schools D-.
• Blount County (rural): math 29% / reading 31% proficiency, ranked #52 of 139 in TN (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.4%/yr); 69 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $110k implies a 633% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.56% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.12%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

• ARV (median comp): $228,944
• List price: $109,900
• Delta: -52.00%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.37×
• Total profit: $11,453
• Equity at exit: $16,386

10-year hold

• IRR: 16.2%
• Equity multiple: 2.13×
• Total profit: $34,892
• Equity at exit: $9,502

Cash invested: $30,772 (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 37777

• Home prices YoY: -18.4%
• Rents YoY: -0.4%
• Active inventory: 69
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $537

Break-even live

Break-even rent $1,032

Max offer price $109,900

Occupancy floor 64%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 E Old Topside Rd Louisville, TN	2.0	1.0	750	$1,200	$1.60	23d	1	0.37mi
1918 Topside Rd Louisville, TN	2.0	1.5	1100	$1,498	$1.36	2d	2	0.94mi
4839 Riversedge Rd Louisville, TN	2.0	2.0	936	$1,950	$2.08	43d	1	0.99mi
910 Ardmore Alcoa Way Louisville, TN	1.0–3.0	1.0–2.0	1232	$2,137	$1.73	2d	12	1.23mi
910 Ardmore Alcoa Way Louisville, TN	1.0–3.0	1.0–2.0	1232	$2,252	$1.83	43d	23	1.23mi

Listing history 20 events

1. 2026-06-18
   days on market $109,900 Active 112 DOM
2. 2026-06-17
   pricedays on market $109,900 Active 111 DOM
3. 2026-06-16
   days on market $119,900 Active 110 DOM
4. 2026-06-15
   days on market $119,900 Active 109 DOM
5. 2026-06-14
   days on market $119,900 Active 107 DOM
6. 2026-06-13
   days on market $119,900 Active 106 DOM
7. 2026-06-10
   days on market $119,900 Active 104 DOM
8. 2026-06-09
   days on market $119,900 Active 103 DOM
9. 2026-06-08
   days on market $119,900 Active 102 DOM
10. 2026-06-07
    days on market $119,900 Active 101 DOM
11. 2026-06-03
    days on market $119,900 Active 97 DOM
12. 2026-06-02
    days on market $119,900 Active 96 DOM
13. 2026-06-01
    days on market $119,900 Active 95 DOM
14. 2026-05-31
    days on market $119,900 Active 94 DOM
15. 2026-05-31
    days on market $119,900 Active 93 DOM
16. 2026-05-01
    price $119,900 119-char remark

    Show marketing remark (119 chars)

    Sitting on .93 acres, this contractor's special could turn into your next flip or build! Schedule your showing today!

17. 2026-04-27
    status Active 119-char remark

    Show marketing remark (119 chars)

    Sitting on .93 acres, this contractor's special could turn into your next flip or build! Schedule your showing today!

18. 2026-03-01
    historical Pending - Continue to Show 119-char remark

    Show marketing remark (119 chars)

    Sitting on .93 acres, this contractor's special could turn into your next flip or build! Schedule your showing today!

19. 2026-02-25
    listed $129,900 Active 119-char remark

    Show marketing remark (119 chars)

    Sitting on .93 acres, this contractor's special could turn into your next flip or build! Schedule your showing today!

20. 2014-05-05
    soldstatus $15,000

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,541
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$1,216
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$3,197
• Taxable income: $5,037
• Est. tax owed @ 24.0%: −$1,209
• After-tax cash flow: $5,238/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: Blount County
• NCES district ID: 4700300
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 31% ▼ -2.00%
• Median HH income: $47,764
• Composite: 25.99/100
• National rank: #7322
• State rank: #52 of 139 in TN

Livability — Alcoa

• Score: 67/100
• State rank: #107
• US rank: #10989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Blount County · 112,418 people
• City population: 10,247
• Metro: Knoxville, TN
• Population (ZIP): 12,877
• Household income: $75,648
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 153.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Serbian 3% Italian 3%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 8% German/W. Germanic 1% Arabic 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: ▼ -78.63%
• Current HPI: 348.0214
• Rent YoY: ▼ -0.43%
• 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

+699.3% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $119,900 Knoxville MLS
• 2026-04-27 Relisted — Knoxville MLS
• 2026-03-01 Contingent — Knoxville MLS
• 2026-02-25 Listed $129,900 Knoxville MLS
• 2014-05-05 Sold (Public Records) $15,000 Public Records

Property tax history

-3.6%/yr

Latest (2025): $161 · +0.0% YoY. Source: county tax records.