173 Alyssa Dr · Rockwood, TN 37854

$114,900

2 bd · 1.0 ba · 468 sqft · SingleFamily public records · 98 Days on market

Built 2018 0.73 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).

• Cash flow +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +3.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER!!! CASH OFFERS on this 600-square-foot tiny home that offers a retreat for a single person or couple seeking simplicity and coziness. With two snug bedrooms and a cozy loft tucked under the eaves. Its intimate layout encourages a minimalist lifestyle, fostering a sense of tranquility and connection with the natural world outside. The quaint home invites moments of reflection and relaxation, making it the perfect sanctuary for those craving solace and simplicity in a bustling world.

Key facts

• Private porch
• Mini-split system
• Split floor plan

Tags

• UNRESTRICTED LAND
• SPLIT FLOOR PLAN
• DETACHED STORAGE SHED
• PRIVATE PORCH
• NEW FLOORING
• MINI-SPLIT SYSTEM

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Sewer: Other
• Home design: Detached property; 600 building area (owner-provided)
• Construction: Log and frame construction
• Exterior features: Irregular lot

Interior

• Kitchen: Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Zoned heating; Other heating; Wall cooling; Zoned cooling; Other cooling
• Interior features: Refrigerator included; Laminate flooring; Crawl space (sealed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/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 $101k (11.9% below list).
• Recommended offer: $101k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.1% in Rockwood — 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 55/100 on livability (#356 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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.
• Market conditions: 221 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Morgan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $75k; list at $115k implies a 53% 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 $101,284 (11.9% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.88% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-11,069
• Equity at exit: $17,132

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-69
• Equity at exit: $9,934

Cash invested: $32,172 (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 37854

• Home prices YoY: -9.8%
• Active inventory: 221
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$30 /mo · $364/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $119

Break-even live

Break-even rent $862

Max offer price $114,900

Occupancy floor 83%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $114,900 Active 98 DOM
2. 2026-06-17
   days on market $114,900 Active 97 DOM
3. 2026-06-16
   days on market $114,900 Active 96 DOM
4. 2026-06-15
   days on market $114,900 Active 95 DOM
5. 2026-06-13
   days on market $114,900 Active 93 DOM
6. 2026-06-12
   days on market $114,900 Active 92 DOM
7. 2026-06-09
   days on market $114,900 Active 89 DOM
8. 2026-06-08
   days on market $114,900 Active 88 DOM
9. 2026-06-08
   days on market $114,900 Active 87 DOM
10. 2026-06-07
    days on market $114,900 Active 86 DOM
11. 2026-06-03
    days on market $114,900 Active 83 DOM
12. 2026-06-02
    days on market $114,900 Active 82 DOM
13. 2026-06-01
    days on market $114,900 Active 81 DOM
14. 2026-05-31
    days on market $114,900 Active 80 DOM
15. 2026-03-12
    listed $114,900 Active
16. 2025-07-03
    soldstatus $75,000
17. 2025-06-14
    historical 504-char remark

    Show marketing remark (504 chars)

    MOTIVATED SELLER!!! CASH OFFERS on this 600-square-foot tiny home that offers a retreat for a single person or couple seeking simplicity and coziness. With two snug bedrooms and a cozy loft tucked under the eaves. Its intimate layout encourages a minimalist lifestyle, fostering a sense of tranquility and connection with the natural world outside. The quaint home invites moments of reflection and relaxation, making it the perfect sanctuary for those craving solace and simplicity in a bustling world.

18. 2025-06-13
    soldstatus $75,000 Closed 504-char remark

    Show marketing remark (504 chars)

    MOTIVATED SELLER!!! CASH OFFERS on this 600-square-foot tiny home that offers a retreat for a single person or couple seeking simplicity and coziness. With two snug bedrooms and a cozy loft tucked under the eaves. Its intimate layout encourages a minimalist lifestyle, fostering a sense of tranquility and connection with the natural world outside. The quaint home invites moments of reflection and relaxation, making it the perfect sanctuary for those craving solace and simplicity in a bustling world.

19. 2025-05-14
    listed $79,900 Active 504-char remark

    Show marketing remark (504 chars)

    MOTIVATED SELLER!!! CASH OFFERS on this 600-square-foot tiny home that offers a retreat for a single person or couple seeking simplicity and coziness. With two snug bedrooms and a cozy loft tucked under the eaves. Its intimate layout encourages a minimalist lifestyle, fostering a sense of tranquility and connection with the natural world outside. The quaint home invites moments of reflection and relaxation, making it the perfect sanctuary for those craving solace and simplicity in a bustling world.

20. 2024-04-18
    status Pending 503-char remark

    Show marketing remark (503 chars)

    MOTIVATED SELLER!!! CASH OFFERS on this 600-square-foot tiny home that offers a retreat for a single person or couple seeking simplicity and coziness. With two snug bedrooms and a cozy loft tucked under the eaves. Its intimate layout encourages a minimalist lifestyle, fostering a sense of tranquility and connection with the natural world outside. The quaint home invites moments of reflection and relaxation, making it the perfect sanctuary for those craving solace and simplicity in a bustling world.

21. 2024-04-18
    soldstatus $68,000 Closed 503-char remark

    Show marketing remark (503 chars)

    MOTIVATED SELLER!!! CASH OFFERS on this 600-square-foot tiny home that offers a retreat for a single person or couple seeking simplicity and coziness. With two snug bedrooms and a cozy loft tucked under the eaves. Its intimate layout encourages a minimalist lifestyle, fostering a sense of tranquility and connection with the natural world outside. The quaint home invites moments of reflection and relaxation, making it the perfect sanctuary for those craving solace and simplicity in a bustling world.

22. 2024-03-18
    soldstatus $68,000
23. 2024-03-13
    soldstatus $68,000 Closed
24. 2024-03-06
    status Pending
25. 2024-02-15
    price $79,900

    Show marketing remark (503 chars)

    MOTIVATED SELLER!!! CASH OFFERS on this 600-square-foot tiny home that offers a retreat for a single person or couple seeking simplicity and coziness. With two snug bedrooms and a cozy loft tucked under the eaves. Its intimate layout encourages a minimalist lifestyle, fostering a sense of tranquility and connection with the natural world outside. The quaint home invites moments of reflection and relaxation, making it the perfect sanctuary for those craving solace and simplicity in a bustling world.

26. 2024-02-15
    price $79,900 503-char remark

    Show marketing remark (503 chars)

    MOTIVATED SELLER!!! CASH OFFERS on this 600-square-foot tiny home that offers a retreat for a single person or couple seeking simplicity and coziness. With two snug bedrooms and a cozy loft tucked under the eaves. Its intimate layout encourages a minimalist lifestyle, fostering a sense of tranquility and connection with the natural world outside. The quaint home invites moments of reflection and relaxation, making it the perfect sanctuary for those craving solace and simplicity in a bustling world.

27. 2024-02-10
    price $100,000 503-char remark

    Show marketing remark (503 chars)

    MOTIVATED SELLER!!! CASH OFFERS on this 600-square-foot tiny home that offers a retreat for a single person or couple seeking simplicity and coziness. With two snug bedrooms and a cozy loft tucked under the eaves. Its intimate layout encourages a minimalist lifestyle, fostering a sense of tranquility and connection with the natural world outside. The quaint home invites moments of reflection and relaxation, making it the perfect sanctuary for those craving solace and simplicity in a bustling world.

28. 2024-02-10
    price $100,000

    Show marketing remark (503 chars)

    MOTIVATED SELLER!!! CASH OFFERS on this 600-square-foot tiny home that offers a retreat for a single person or couple seeking simplicity and coziness. With two snug bedrooms and a cozy loft tucked under the eaves. Its intimate layout encourages a minimalist lifestyle, fostering a sense of tranquility and connection with the natural world outside. The quaint home invites moments of reflection and relaxation, making it the perfect sanctuary for those craving solace and simplicity in a bustling world.

29. 2024-01-29
    listed $115,000 Active

    Show marketing remark (503 chars)

    MOTIVATED SELLER!!! CASH OFFERS on this 600-square-foot tiny home that offers a retreat for a single person or couple seeking simplicity and coziness. With two snug bedrooms and a cozy loft tucked under the eaves. Its intimate layout encourages a minimalist lifestyle, fostering a sense of tranquility and connection with the natural world outside. The quaint home invites moments of reflection and relaxation, making it the perfect sanctuary for those craving solace and simplicity in a bustling world.

30. 2024-01-29
    listed $115,000 Active 503-char remark

    Show marketing remark (503 chars)

    MOTIVATED SELLER!!! CASH OFFERS on this 600-square-foot tiny home that offers a retreat for a single person or couple seeking simplicity and coziness. With two snug bedrooms and a cozy loft tucked under the eaves. Its intimate layout encourages a minimalist lifestyle, fostering a sense of tranquility and connection with the natural world outside. The quaint home invites moments of reflection and relaxation, making it the perfect sanctuary for those craving solace and simplicity in a bustling world.

31. 1999-08-02
    soldstatus $100,000

ⓘ 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: $364 · $30/mo
• Projected year-2 tax: $816 · $68/mo
• Expected delta: +$452/yr (+$38/mo · 124.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,154
• − Mortgage interest: −$6,436
• − Property taxes: −$364
• − Insurance: −$574
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$3,343
• Taxable loss: −$508
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $1,555/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 — Rockwood

• Score: 55/100
• State rank: #356
• US rank: #23284

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,403

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Serbian 4% Iranian 3% Slovak 2%
• Foreign-born: 2% · South Korea
• Languages at home: 95% English-only · Other Asian/Pacific 1% Other Indo-European 1% German/W. Germanic 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: ▼ -33.23%
• Current HPI: 306.1116
• 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

+14.9% since first listed

17 events — show timeline

• 2026-03-12 Listed $114,900 Knoxville MLS
• 2025-07-03 Sold (Public Records) $75,000 Public Records
• 2025-06-14 Delisted — UCMLS
• 2025-06-13 Sold (MLS) $75,000 UCMLS
• 2025-05-14 Listed $79,900 UCMLS
• 2024-04-18 Pending — REALTRACS as Distributed by MLS Grid
• 2024-04-18 Sold (MLS) $68,000 REALTRACS as Distributed by MLS Grid
• 2024-03-18 Sold (Public Records) $68,000 Public Records
• 2024-03-13 Sold (MLS) $68,000 UCMLS
• 2024-03-06 Pending — UCMLS
• 2024-02-15 Price Changed $79,900 UCMLS
• 2024-02-15 Price Changed $79,900 REALTRACS as Distributed by MLS Grid
• 2024-02-10 Price Changed $100,000 REALTRACS as Distributed by MLS Grid
• 2024-02-10 Price Changed $100,000 UCMLS
• 2024-01-29 Listed $115,000 UCMLS
• 2024-01-29 Listed $115,000 REALTRACS as Distributed by MLS Grid
• 1999-08-02 Sold (Public Records) $100,000 Public Records

Property tax history

+17.5%/yr

Latest (2025): $364 · +19.7% YoY. Source: county tax records.