None · Greeneville, TN 37745

$950

2 bd · 1.5 ba · 900 sqft · SingleFamily · 24 Days on market

Built 1979

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 Bedroom Townhouse in the city of Greeneville with the 2 bedrooms & 1 Bath upstairs and ½ Bath downstairs. Apartment is furnished with Stove, Refrigerator and Dishwasher and Water. The Apartment building also furnishes a Laundry Mat and it is beside this apartment with Washers and Dryers. Also furnished is a dumpster on the grounds for you to put your trash. Rooms are spacious and located close to Schools, Grocery Store, Restaurants, Service Stations, Hospital and Shopping in downtown is 3 minutes away.

Key facts

• Furnished with stove
• Laundry mat
• 2 bedroom townhouse

Tags

• 2 BEDROOM TOWNHOUSE
• FURNISHED WITH STOVE
• FURNISHED WITH REFRIGERATOR
• FURNISHED WITH DISHWASHER
• LAUNDRY MAT
• WASHERS AND DRYERS

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Cable available and connected; Electricity connected; Water connected
• Home design: Townhouse; Two levels
• Construction: Brick construction; Slab foundation
• Exterior features: Level topography; Sidewalks

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Soaking tub; Insulated windows

🏷️ Possibly a rental listed for sale. The $950 price doesn't fit this home's estimated sale value (~$154,800) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $950.

Deal economics

• At list price, monthly cash flow is $878 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $950).
• Recommended offer: $935 (1.6% below list) — sets the bar for market timing.
• Cap rate 1115.4% vs local median 2.7% in Greeneville — 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 66/100 on livability (#125 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Greeneville (town): math 31% / reading 34% proficiency, ranked #45 of 139 in TN (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eastview Elementary (math 32% / reading 37%, grade F, #319 of 952 statewide, top 37%, 360 students, 0% FRL); Greeneville Middle School (math 28% / reading 26%, grade F, #128 of 333 statewide, top 40%, 571 students, 0% FRL); Greeneville High School (math 42% / reading 55%, grade D, #13 of 332 statewide, top 4%, 958 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 224 active listings in the ZIP; 333 units permitted in Greene County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6 of loan paydown is wiped out by about $28 of value loss. Plan a longer hold.
• Greene County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $266 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($935) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $935 (1.6% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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?
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: 117.87% ✓
• Cap rate: 1115.43%
• Cash-on-cash: 3961.21%
• DSCR: 177.25
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $154,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Skyview Dr #1	0.00mi	2/1.5	900 (0%)	0mo	$950	$1	100
1006 E Church St	0.10mi	2/1.0	936 (+4%)	5mo	$195,000	$208	82
413 Bernard Ave	0.42mi	2/1.0	896 (-0%)	5mo	$170,000	$190	73
802 East Church Street St	0.42mi	2/1.0	918 (+2%)	7mo	$100,000	$109	69
1001 Church St	0.11mi	2/1.0	934 (+4%)	21mo	$161,000	$172	69
604 East Church Hill Rd	0.58mi	2/1.0	882 (-2%)	4mo	$75,000	$85	64
457 Bernard Ave	0.49mi	2/1.0	954 (+6%)	3mo	$136,000	$143	62
613 Barton Ridge Rd	0.17mi	2/1.0	821 (-9%)	20mo	$50,000	$61	59
400 Juniper St	0.54mi	2/1.0	916 (+2%)	19mo	$185,000	$202	54
322 Cypress St	0.61mi	2/1.0	811 (-10%)	13mo	$216,000	$266	43
201 Cypress St	0.71mi	3/1.0 (+1)	912 (+1%)	20mo	$175,000	$192	41
303 Bernard Ave	0.49mi	2/1.0	810 (-10%)	21mo	$55,000	$68	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 210.73×
• Total profit: $55,788
• Equity at exit: $142

10-year hold

• IRR: —
• Equity multiple: 454.61×
• Total profit: $120,659
• Equity at exit: $82

Cash invested: $266 (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 37745

• Home prices YoY: -6.0%
• Active inventory: 224
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$5
• Tax est. 1.5%: −$1 /mo · $14/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $878

Break-even live

Break-even rent $8

Max offer price $950

Occupancy floor 17%

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: $238
• Closing costs: $28
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   days on market $950 Active 24 DOM
2. 2026-06-08
   days on market $950 Active 23 DOM
3. 2026-06-07
   days on market $950 Active 22 DOM
4. 2026-06-03
   days on market $950 Active 18 DOM
5. 2026-06-02
   days on market $950 Active 17 DOM
6. 2026-06-01
   days on market $950 Active 16 DOM
7. 2026-05-31
   days on market $950 Active 15 DOM
8. 2026-05-30
   days on market $950 Active 14 DOM
9. 2026-05-16
   listed $950 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,437
• − Mortgage interest: −$53
• − Property taxes: −$14
• − Insurance: −$5
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$28
• Taxable income: $11,188
• Est. tax owed @ 24.0%: −$2,685
• After-tax cash flow: $7,852/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: Greeneville
• NCES district ID: 4701500
• Math proficiency: 31% ▼ -15.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $32,683
• Composite: 26.62/100
• National rank: #7176
• State rank: #45 of 139 in TN

Livability — Greeneville

• Score: 66/100
• State rank: #125
• US rank: #11825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greeneville, TN
• County: Greene County · 45,638 people
• City population: 45,638
• Metro: Greeneville, TN
• Population (ZIP): 21,090
• Household income: $57,159
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 359.0

Population outlook (Greene County) Hauer SSP2

• Today (2025): 68,624 people
• By 2030: 68,114 · -0.7%
• By 2040: 66,167 · -3.6%
• By 2050: 63,038 · -8.1%
• By 2075: 55,274 · -19.5%
• By 2100: 45,527 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Chinese 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+65.7) · D 16.6% · R 82.3% · Other 1.2%
• 2008→2024 swing: -25.0pp toward R · 2008: -40.7pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+60.7 2016: R+61.0 2012: R+46.0 2008: R+40.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.99%
• Current HPI: 295.4621
• Rent YoY: —
• Metro: Greeneville, 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