241 Boardman Ave · Maryville, TN 37803

$334,900

4 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 111 Days on market

Built 1940 7,841 sqft lot Est $335k · at est.

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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 +14.3/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• DSCR +4.3/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1940s cottage-style home in the heart of Maryville! This beautifully updated 4-bedroom, 2-bath home blends modern touches with vintage character. Enjoy morning coffee on the inviting covered front porch, then step inside to a spacious living room perfect for gathering. The renovated kitchen features stunning tile work, open shelving, and a sleek, modern feel. Unique built-ins add charm and function, a nod to the home's classic roots. Flexible floor plan offers 4 true bedrooms, allowing for options like a home office, gym, or flex space. Both bathrooms have been tastefully updated, and the home also boasts a large laundry area that adds to its practicality. Original built-ins showcase the craftsmanship of the era and add warmth and charm throughout. Located near top-rated Maryville City Schools, Maryville College, thriving downtown shops and restaurants, beautiful parks, and everyday conveniences. The spacious backyard is perfect for outdoor entertaining, pets, play, or even a garden. This is your opportunity to own a move-in ready home with timeless style and unbeatable location!

Key facts

• Large master suite
• Ensuite bath
• Spacious back yard

Tags

• SCREENED IN FRONT PORCH
• SPACIOUS BACK YARD
• UPDATED KITCHEN
• LARGE MASTER SUITE
• ENSUITE BATH
• TILED SHOWER

Property features AI

Exterior

• Parking: Off-street parking on main level
• Utilities: Public sewer
• Home design: Detached property; Approximately 1,400 building area (per tax records)
• Construction: Vinyl siding with frame construction; Crawl space foundation
• Exterior features: Vinyl windows; Outdoor storage structure

Interior

• Kitchen: Dishwasher; Refrigerator; Self-cleaning oven
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central cooling; Ceiling fans
• Interior features: Breakfast bar; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $58 ($701/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 $263k (21.3% below list).
• Recommended offer: $263k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 210 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 38% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• It's been on market 111 days — a 9% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $263,494 (21.3% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.79% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $334,600
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
812 S Cedar St	0.26mi	3/2.0 (-1)	1,346 (-4%)	0mo	$322,000	$239	76
804 S Cedar St	0.27mi	3/2.0 (-1)	1,441 (+3%)	11mo	$370,000	$257	69
508 S Ruth St	0.64mi	3/1.5 (-1)	1,444 (+3%)	0mo	$319,900	$222	58
404 Broady Ln	0.34mi	3/1.5 (-1)	1,537 (+10%)	8mo	$395,000	$257	54
305 S Ruth St	0.74mi	3/2.0 (-1)	1,390 (-1%)	10mo	$330,000	$237	51
1012 Lennox Cir	0.57mi	3/2.5 (-1)	1,329 (-5%)	13mo	$352,800	$265	47
1209 Redwood Ave	0.54mi	3/2.0 (-1)	1,566 (+12%)	8mo	$240,000	$153	43
1108 Sterling Ave	0.74mi	3/2.0 (-1)	1,366 (-2%)	19mo	$275,000	$201	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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-50,688
• Equity at exit: $49,935

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-39,915
• Equity at exit: $28,956

Cash invested: $93,772 (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 37803

• Home prices YoY: -24.9%
• Active inventory: 210
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,635 high
• Mortgage (P&I): −$1,756
• Tax from tax record: −$127 /mo · $1,529/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $58

Break-even live

Break-even rent $2,561

Max offer price $334,900

Occupancy floor 93%

Sensitivity live

Price	-10% $248	-5% $153	+0% $58	+5% $-36	+10% $-131
Rent	-10% $-150	-5% $-46	+0% $58	+5% $162	+10% $267
Rate	-1.0pp $227	-0.5pp $144	base $58	+0.5pp $-28	+1.0pp $-117

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
162 Manchester Dr Unit 162 Maryville, TN	3.0	2.0	1311	$2,750	$2.10	3d	1	0.83mi
411 Leeds Ct Maryville, TN	3.0	2.0	1852	$2,610	$1.41	19d	1	0.89mi
907 Mynders Ave Maryville, TN	3.0	1.5	1120	$2,000	$1.79	24d	1	1.08mi
1613 Sevierville Rd Maryville, TN	3.0	2.5	1500	$2,300	$1.53	24d	1	1.21mi
614 Elizabeth St Maryville, TN	3.0	2.0	1800	$2,400	$1.33	14d	1	1.30mi
1909 Rommel Dr Maryville, TN	3.0	2.0	1689	$2,300	$1.36	21d	1	1.42mi

Listing history 38 events

1. 2026-06-18
   days on market $334,900 Active 111 DOM
2. 2026-06-17
   days on market $334,900 Active 110 DOM
3. 2026-06-16
   days on market $334,900 Active 109 DOM
4. 2026-06-15
   days on market $334,900 Active 108 DOM
5. 2026-06-14
   days on market $334,900 Active 106 DOM
6. 2026-06-13
   days on market $334,900 Active 105 DOM
7. 2026-06-10
   days on market $334,900 Active 103 DOM
8. 2026-06-09
   days on market $334,900 Active 102 DOM
9. 2026-06-08
   days on market $334,900 Active 101 DOM
10. 2026-06-07
    days on market $334,900 Active 100 DOM
11. 2026-06-03
    days on market $334,900 Active 96 DOM
12. 2026-06-02
    days on market $334,900 Active 95 DOM
13. 2026-06-01
    days on market $334,900 Active 94 DOM
14. 2026-05-31
    days on market $334,900 Active 93 DOM
15. 2026-05-31
    days on market $334,900 Active 92 DOM
16. 2026-04-19
    price $334,900
17. 2026-04-05
    price $337,500
18. 2026-03-19
    price $339,900
19. 2026-02-27
    listed $345,000 Active
20. 2025-10-31
    soldstatus $335,000
21. 2025-10-30
    soldstatus $335,000 Closed 1105-char remark

    Show marketing remark (1105 chars)

    Charming 1940s cottage-style home in the heart of Maryville! This beautifully updated 4-bedroom, 2-bath home blends modern touches with vintage character. Enjoy morning coffee on the inviting covered front porch, then step inside to a spacious living room perfect for gathering. The renovated kitchen features stunning tile work, open shelving, and a sleek, modern feel. Unique built-ins add charm and function, a nod to the home's classic roots. Flexible floor plan offers 4 true bedrooms, allowing for options like a home office, gym, or flex space. Both bathrooms have been tastefully updated, and the home also boasts a large laundry area that adds to its practicality. Original built-ins showcase the craftsmanship of the era and add warmth and charm throughout. Located near top-rated Maryville City Schools, Maryville College, thriving downtown shops and restaurants, beautiful parks, and everyday conveniences. The spacious backyard is perfect for outdoor entertaining, pets, play, or even a garden. This is your opportunity to own a move-in ready home with timeless style and unbeatable location!

22. 2025-09-25
    historical Pending - Continue to Show 1105-char remark

    Show marketing remark (1105 chars)

    Charming 1940s cottage-style home in the heart of Maryville! This beautifully updated 4-bedroom, 2-bath home blends modern touches with vintage character. Enjoy morning coffee on the inviting covered front porch, then step inside to a spacious living room perfect for gathering. The renovated kitchen features stunning tile work, open shelving, and a sleek, modern feel. Unique built-ins add charm and function, a nod to the home's classic roots. Flexible floor plan offers 4 true bedrooms, allowing for options like a home office, gym, or flex space. Both bathrooms have been tastefully updated, and the home also boasts a large laundry area that adds to its practicality. Original built-ins showcase the craftsmanship of the era and add warmth and charm throughout. Located near top-rated Maryville City Schools, Maryville College, thriving downtown shops and restaurants, beautiful parks, and everyday conveniences. The spacious backyard is perfect for outdoor entertaining, pets, play, or even a garden. This is your opportunity to own a move-in ready home with timeless style and unbeatable location!

23. 2025-08-22
    price $345,900 1105-char remark

    Show marketing remark (1105 chars)

    Charming 1940s cottage-style home in the heart of Maryville! This beautifully updated 4-bedroom, 2-bath home blends modern touches with vintage character. Enjoy morning coffee on the inviting covered front porch, then step inside to a spacious living room perfect for gathering. The renovated kitchen features stunning tile work, open shelving, and a sleek, modern feel. Unique built-ins add charm and function, a nod to the home's classic roots. Flexible floor plan offers 4 true bedrooms, allowing for options like a home office, gym, or flex space. Both bathrooms have been tastefully updated, and the home also boasts a large laundry area that adds to its practicality. Original built-ins showcase the craftsmanship of the era and add warmth and charm throughout. Located near top-rated Maryville City Schools, Maryville College, thriving downtown shops and restaurants, beautiful parks, and everyday conveniences. The spacious backyard is perfect for outdoor entertaining, pets, play, or even a garden. This is your opportunity to own a move-in ready home with timeless style and unbeatable location!

24. 2025-08-11
    listed $349,900 Active 1105-char remark

    Show marketing remark (1105 chars)

    Charming 1940s cottage-style home in the heart of Maryville! This beautifully updated 4-bedroom, 2-bath home blends modern touches with vintage character. Enjoy morning coffee on the inviting covered front porch, then step inside to a spacious living room perfect for gathering. The renovated kitchen features stunning tile work, open shelving, and a sleek, modern feel. Unique built-ins add charm and function, a nod to the home's classic roots. Flexible floor plan offers 4 true bedrooms, allowing for options like a home office, gym, or flex space. Both bathrooms have been tastefully updated, and the home also boasts a large laundry area that adds to its practicality. Original built-ins showcase the craftsmanship of the era and add warmth and charm throughout. Located near top-rated Maryville City Schools, Maryville College, thriving downtown shops and restaurants, beautiful parks, and everyday conveniences. The spacious backyard is perfect for outdoor entertaining, pets, play, or even a garden. This is your opportunity to own a move-in ready home with timeless style and unbeatable location!

25. 2023-05-05
    soldstatus $305,000 Closed 593-char remark

    Show marketing remark (593 chars)

    Bordering the Historic College District in Maryville city, this updated 4/2 Craftsman allows you to live your best city life while still having a good size and private back yard! You're invited in by a cozy screen porch on the front of the house or can enter through a large mudroom on the back of the home! Oversized primary bedroom suite is what you'll find upstairs with a walk in closet, walk in tile shower and sitting area that could double as an office, nursery, or work out space! 3 bedrooms downstairs off of an open floor plan living area and kitchen with built in peninsula seating!

26. 2023-05-05
    soldstatus $305,000

    Show marketing remark (593 chars)

    Bordering the Historic College District in Maryville city, this updated 4/2 Craftsman allows you to live your best city life while still having a good size and private back yard! You're invited in by a cozy screen porch on the front of the house or can enter through a large mudroom on the back of the home! Oversized primary bedroom suite is what you'll find upstairs with a walk in closet, walk in tile shower and sitting area that could double as an office, nursery, or work out space! 3 bedrooms downstairs off of an open floor plan living area and kitchen with built in peninsula seating!

27. 2023-04-08
    status Pending 593-char remark

    Show marketing remark (593 chars)

    Bordering the Historic College District in Maryville city, this updated 4/2 Craftsman allows you to live your best city life while still having a good size and private back yard! You're invited in by a cozy screen porch on the front of the house or can enter through a large mudroom on the back of the home! Oversized primary bedroom suite is what you'll find upstairs with a walk in closet, walk in tile shower and sitting area that could double as an office, nursery, or work out space! 3 bedrooms downstairs off of an open floor plan living area and kitchen with built in peninsula seating!

28. 2023-04-04
    listed $299,900 Active 593-char remark

    Show marketing remark (593 chars)

    Bordering the Historic College District in Maryville city, this updated 4/2 Craftsman allows you to live your best city life while still having a good size and private back yard! You're invited in by a cozy screen porch on the front of the house or can enter through a large mudroom on the back of the home! Oversized primary bedroom suite is what you'll find upstairs with a walk in closet, walk in tile shower and sitting area that could double as an office, nursery, or work out space! 3 bedrooms downstairs off of an open floor plan living area and kitchen with built in peninsula seating!

29. 2019-04-10
    soldstatus $146,900
30. 2019-04-04
    soldstatus $146,900 Closed
31. 2019-04-04
    soldstatus $146,900
32. 2019-03-10
    historical Pending - Continue to Show - Inspection
33. 2019-03-05
    listed $149,900 Active
34. 2018-11-19
    historical
35. 2018-11-13
    status Active
36. 2018-10-27
    historical
37. 2018-10-05
    listed $139,000 Active
38. 2018-01-26
    soldstatus $47,000

ⓘ 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: $1,529 · $127/mo
• Projected year-2 tax: $2,378 · $198/mo
• Expected delta: +$849/yr (+$71/mo · 55.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $31,619
• − Mortgage interest: −$18,760
• − Property taxes: −$1,529
• − Insurance: −$1,674
• − Repairs & maintenance: −$2,530
• − Management: −$2,530
• − Depreciation: −$9,743
• Taxable loss: −$5,145
• Est. tax savings @ 24.0%: +$1,235
• After-tax cash flow: $1,936/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): 33,822
• Household income: $83,446
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 453.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Black 1%
• Common ancestry: Serbian 4% Slovak 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -104.87%
• Current HPI: 317.1439
• Rent YoY: —
• 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

+612.6% since first listed

23 events — show timeline

• 2026-04-19 Price Changed $334,900 Knoxville MLS
• 2026-04-05 Price Changed $337,500 Knoxville MLS
• 2026-03-19 Price Changed $339,900 Knoxville MLS
• 2026-02-27 Listed $345,000 Knoxville MLS
• 2025-10-31 Sold (Public Records) $335,000 Public Records
• 2025-10-30 Sold (MLS) $335,000 Knoxville MLS
• 2025-09-25 Contingent — Knoxville MLS
• 2025-08-22 Price Changed $345,900 Knoxville MLS
• 2025-08-11 Listed $349,900 Knoxville MLS
• 2023-05-05 Sold (MLS) $305,000 REALTRACS as Distributed by MLS Grid
• 2023-05-05 Sold (MLS) $305,000 Knoxville MLS
• 2023-04-08 Pending — Knoxville MLS
• 2023-04-04 Listed $299,900 Knoxville MLS
• 2019-04-10 Sold (Public Records) $146,900 Public Records
• 2019-04-04 Sold (MLS) $146,900 REALTRACS as Distributed by MLS Grid
• 2019-04-04 Sold (MLS) $146,900 Knoxville MLS
• 2019-03-10 Contingent — Knoxville MLS
• 2019-03-05 Listed $149,900 Knoxville MLS
• 2018-11-19 Listing Removed — Knoxville MLS
• 2018-11-13 Relisted — Knoxville MLS
• 2018-10-27 Listing Removed — Knoxville MLS
• 2018-10-05 Listed $139,000 Knoxville MLS
• 2018-01-26 Sold (Public Records) $47,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,529 · +4.2% YoY. Source: county tax records.