316 Emma Victoria Way · Sevierville, TN 37764

$275,000

3 bd · 3.0 ba · 1,264 sqft · Townhouse public records · 129 Days on market

Built 2024 Excellent condition 1,742 sqft lot $218/sqft · 7% above area Est $282k · 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 +16.5/30.0
• ARV discount +8.6/15.0
• DSCR +5.1/10.0
• Condition / age +4.8/5.0
• Appreciation +3.3/10.0
• 1% rule +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0

Listing remarks MLS

The Altamont floor plan, available in Cherokee Crossing located in Sevierville, is an ideal place to call home! Living in a townhome means low maintenance living, and you'll appreciate this thoughtfully designed home. As you enter through the foyer, you'll find a powder room for your convenience. The kitchen overlooks an open concept living and dining area. Moving upstairs, you'll discover a primary suite that comes complete with an ensuite bathroom and a walk-in closet. Two additional rooms share another bathroom. The second floor also features a laundry room for your convenience. You'll never run out of storage space in this townhome. Tradition Series Features include 9ft Ceilings on first floor, Shaker style cabinetry, Solid Surface Countertops with 4 in backsplash, Stainless Steel appliances by Whirlpool, Moen Chrome plumbing fixtures with Anti-scald shower valves, Mohawk flooring, LED lighting throughout, Architectural Shingles, Concrete rear patio (may vary per plan), & our Home Is Connected Smart Home Package. Great location located right off I 40 at the 407 mile marker. Convenient to Knoxville, Sevierville, Gatlinburg and Dollywood. Great Investment property or finish the rental contract out (Dec 1 ,2026) and move in then after collecting months of rent to off set your cost on the home!

Key facts

• Open concept living
• Walk-in closet
• Laundry room

Tags

• OPEN CONCEPT LIVING
• POWDER ROOM
• ENSUITE BATHROOM
• WALK-IN CLOSET
• LAUNDRY ROOM
• STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $275k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $163 ($2k/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 $226k (17.8% below list).
• Recommended offer: $226k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 1.7% in Sevierville — 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 57/100 on livability (#323 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment C-, schools F, crime F.
• Sevier County (rural): math 31% / reading 28% proficiency, ranked #62 of 139 in TN (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 138 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,594 units permitted in Sevier County in 2024 (456 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Sevier County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $226,028 (17.8% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.82% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 10.1

CMA / ARV

• ARV (median comp): $281,900
• List price: $275,000
• Delta: -2.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-34,307
• Equity at exit: $41,003

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-17,048
• Equity at exit: $23,777

Cash invested: $77,000 (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 37764

• Home prices YoY: -0.8%
• Active inventory: 138
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,260 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$66 /mo · $789/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $163

Break-even live

Break-even rent $2,054

Max offer price $275,000

Occupancy floor 88%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 Emma Victoria Way Kodak, TN	3.0	2.5	1381	$1,950	$1.41	43d	1	0.03mi
120 Jace WAY Sevierville, TN	3.0	2.5	1381	$2,000	$1.45	43d	1	0.06mi
3416 Tyee Crossing Way Unit 3416 Kodak, TN	3.0	2.5	1384	$2,990	$2.16	43d	1	0.09mi
168 Bass Pro Dr Kodak, TN	1.0–3.0	1.0–2.0	907	$1,835	$2.02	43d	21	0.24mi
4116 Briggs Loop Kodak, TN	3.0	2.0	1314	$2,075	$1.58	43d	1	1.14mi

Listing history 21 events

1. 2026-06-19
   days on market $275,000 Active 129 DOM
2. 2026-06-18
   days on market $275,000 Active 128 DOM
3. 2026-06-17
   days on market $275,000 Active 127 DOM
4. 2026-06-16
   days on market $275,000 Active 126 DOM
5. 2026-06-15
   days on market $275,000 Active 125 DOM
6. 2026-06-14
   days on market $275,000 Active 123 DOM
7. 2026-06-13
   days on market $275,000 Active 122 DOM
8. 2026-06-10
   days on market $275,000 Active 120 DOM
9. 2026-06-09
   days on market $275,000 Active 119 DOM
10. 2026-06-08
    days on market $275,000 Active 118 DOM
11. 2026-06-07
    days on market $275,000 Active 117 DOM
12. 2026-06-02
    days on market $275,000 Active 112 DOM
13. 2026-06-01
    days on market $275,000 Active 111 DOM
14. 2026-05-31
    days on market $275,000 Active 110 DOM
15. 2026-05-30
    days on market $275,000 Active 109 DOM
16. 2026-05-19
    price $275,000 1319-char remark

    Show marketing remark (1319 chars)

    The Altamont floor plan, available in Cherokee Crossing located in Sevierville, is an ideal place to call home! Living in a townhome means low maintenance living, and you'll appreciate this thoughtfully designed home. As you enter through the foyer, you'll find a powder room for your convenience. The kitchen overlooks an open concept living and dining area. Moving upstairs, you'll discover a primary suite that comes complete with an ensuite bathroom and a walk-in closet. Two additional rooms share another bathroom. The second floor also features a laundry room for your convenience. You'll never run out of storage space in this townhome. Tradition Series Features include 9ft Ceilings on first floor, Shaker style cabinetry, Solid Surface Countertops with 4 in backsplash, Stainless Steel appliances by Whirlpool, Moen Chrome plumbing fixtures with Anti-scald shower valves, Mohawk flooring, LED lighting throughout, Architectural Shingles, Concrete rear patio (may vary per plan), & our Home Is Connected Smart Home Package. Great location located right off I 40 at the 407 mile marker. Convenient to Knoxville, Sevierville, Gatlinburg and Dollywood. Great Investment property or finish the rental contract out (Dec 1 ,2026) and move in then after collecting months of rent to off set your cost on the home!

17. 2026-02-10
    listed $279,000 Active 1319-char remark

    Show marketing remark (1319 chars)

    The Altamont floor plan, available in Cherokee Crossing located in Sevierville, is an ideal place to call home! Living in a townhome means low maintenance living, and you'll appreciate this thoughtfully designed home. As you enter through the foyer, you'll find a powder room for your convenience. The kitchen overlooks an open concept living and dining area. Moving upstairs, you'll discover a primary suite that comes complete with an ensuite bathroom and a walk-in closet. Two additional rooms share another bathroom. The second floor also features a laundry room for your convenience. You'll never run out of storage space in this townhome. Tradition Series Features include 9ft Ceilings on first floor, Shaker style cabinetry, Solid Surface Countertops with 4 in backsplash, Stainless Steel appliances by Whirlpool, Moen Chrome plumbing fixtures with Anti-scald shower valves, Mohawk flooring, LED lighting throughout, Architectural Shingles, Concrete rear patio (may vary per plan), & our Home Is Connected Smart Home Package. Great location located right off I 40 at the 407 mile marker. Convenient to Knoxville, Sevierville, Gatlinburg and Dollywood. Great Investment property or finish the rental contract out (Dec 1 ,2026) and move in then after collecting months of rent to off set your cost on the home!

18. 2024-10-03
    soldstatus $277,235 Closed 1630-char remark

    Show marketing remark (1630 chars)

    The Altamont floor plan is an ideal place to call home! Living in a townhome means low maintenance living, and you'll appreciate this thoughtfully designed home. As you enter through the foyer, you'll find a powder room for your convenience. The kitchen overlooks an open concept living and dining area. Moving upstairs, you'll discover a primary suite that comes complete with an ensuite bathroom and a walk-in closet. Two additional rooms share another bathroom. The second floor also features a laundry room for your convenience. You'll never run out of storage space in this townhome. Contact us today to learn more about this amazing living opportunity! Tradition Series Features include 9ft Ceilings on first floor, Shaker style cabinetry, Solid Surface Countertops with 4in backsplash, Stainless Steel appliances by Whirlpool, Moen Chrome plumbing fixtures with Anti-scald shower valves, Mohawk flooring, LED lighting throughout, Architectural Shingles, Concrete rear patio (may vary per plan), & our Home Is Connected Smart Home Package. Seller offering closing cost assistance to qualified buyers. Builder warranty included. See agent for details. Due to variations amongst computer monitors, actual colors may vary. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Photos may include digital staging. Square footage and dimensions are approximate. Buyer should conduct his or her own investigation of the present and future availability of school districts and school assignments. *Taxes are estimated. Buyer to verify all information.

19. 2024-07-30
    status Pending 1630-char remark

    Show marketing remark (1630 chars)

    The Altamont floor plan is an ideal place to call home! Living in a townhome means low maintenance living, and you'll appreciate this thoughtfully designed home. As you enter through the foyer, you'll find a powder room for your convenience. The kitchen overlooks an open concept living and dining area. Moving upstairs, you'll discover a primary suite that comes complete with an ensuite bathroom and a walk-in closet. Two additional rooms share another bathroom. The second floor also features a laundry room for your convenience. You'll never run out of storage space in this townhome. Contact us today to learn more about this amazing living opportunity! Tradition Series Features include 9ft Ceilings on first floor, Shaker style cabinetry, Solid Surface Countertops with 4in backsplash, Stainless Steel appliances by Whirlpool, Moen Chrome plumbing fixtures with Anti-scald shower valves, Mohawk flooring, LED lighting throughout, Architectural Shingles, Concrete rear patio (may vary per plan), & our Home Is Connected Smart Home Package. Seller offering closing cost assistance to qualified buyers. Builder warranty included. See agent for details. Due to variations amongst computer monitors, actual colors may vary. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Photos may include digital staging. Square footage and dimensions are approximate. Buyer should conduct his or her own investigation of the present and future availability of school districts and school assignments. *Taxes are estimated. Buyer to verify all information.

20. 2024-07-08
    price $277,235 1630-char remark

    Show marketing remark (1630 chars)

    The Altamont floor plan is an ideal place to call home! Living in a townhome means low maintenance living, and you'll appreciate this thoughtfully designed home. As you enter through the foyer, you'll find a powder room for your convenience. The kitchen overlooks an open concept living and dining area. Moving upstairs, you'll discover a primary suite that comes complete with an ensuite bathroom and a walk-in closet. Two additional rooms share another bathroom. The second floor also features a laundry room for your convenience. You'll never run out of storage space in this townhome. Contact us today to learn more about this amazing living opportunity! Tradition Series Features include 9ft Ceilings on first floor, Shaker style cabinetry, Solid Surface Countertops with 4in backsplash, Stainless Steel appliances by Whirlpool, Moen Chrome plumbing fixtures with Anti-scald shower valves, Mohawk flooring, LED lighting throughout, Architectural Shingles, Concrete rear patio (may vary per plan), & our Home Is Connected Smart Home Package. Seller offering closing cost assistance to qualified buyers. Builder warranty included. See agent for details. Due to variations amongst computer monitors, actual colors may vary. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Photos may include digital staging. Square footage and dimensions are approximate. Buyer should conduct his or her own investigation of the present and future availability of school districts and school assignments. *Taxes are estimated. Buyer to verify all information.

21. 2024-06-11
    listed $276,235 Active 1630-char remark

    Show marketing remark (1630 chars)

    The Altamont floor plan is an ideal place to call home! Living in a townhome means low maintenance living, and you'll appreciate this thoughtfully designed home. As you enter through the foyer, you'll find a powder room for your convenience. The kitchen overlooks an open concept living and dining area. Moving upstairs, you'll discover a primary suite that comes complete with an ensuite bathroom and a walk-in closet. Two additional rooms share another bathroom. The second floor also features a laundry room for your convenience. You'll never run out of storage space in this townhome. Contact us today to learn more about this amazing living opportunity! Tradition Series Features include 9ft Ceilings on first floor, Shaker style cabinetry, Solid Surface Countertops with 4in backsplash, Stainless Steel appliances by Whirlpool, Moen Chrome plumbing fixtures with Anti-scald shower valves, Mohawk flooring, LED lighting throughout, Architectural Shingles, Concrete rear patio (may vary per plan), & our Home Is Connected Smart Home Package. Seller offering closing cost assistance to qualified buyers. Builder warranty included. See agent for details. Due to variations amongst computer monitors, actual colors may vary. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Photos may include digital staging. Square footage and dimensions are approximate. Buyer should conduct his or her own investigation of the present and future availability of school districts and school assignments. *Taxes are estimated. Buyer to verify all information.

ⓘ 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: $789 · $66/mo
• Projected year-2 tax: $1,952 · $163/mo
• Expected delta: +$1,164/yr (+$97/mo · 147.5%)

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

Taxation est. · year 1

• Rental income: $27,123
• − Mortgage interest: −$15,404
• − Property taxes: −$789
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,170
• − Management: −$2,170
• − Depreciation: −$8,000
• Taxable loss: −$2,785
• Est. tax savings @ 24.0%: +$668
• After-tax cash flow: $2,626/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This townhome is in excellent condition with modern amenities and a great location. It's move-in ready and would benefit from minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile in bedrooms — Improves resale and rental value
• Both Install smart home devices — Attracts tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile in bedrooms — Improves resale and rental value ↑
• Both Install smart home devices — Attracts tech-savvy buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sevier County
• NCES district ID: 4703780
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $42,730
• Composite: 25.12/100
• National rank: #7527
• State rank: #62 of 139 in TN

Livability — Sevierville

• Score: 57/100
• State rank: #323
• US rank: #21663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sevierville, TN
• Population (ZIP): 11,507

Population outlook (Sevier County) Hauer SSP2

• Today (2025): 107,903 people
• By 2030: 113,633 · +5.3%
• By 2040: 123,969 · +14.9%
• By 2050: 132,123 · +22.4%
• By 2075: 148,524 · +37.6%
• By 2100: 153,436 · +42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Asian 3% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Other Indo-European 3% Spanish 2%

Political lean MEDSL · Sevier

• 2024 margin: Solid R (+61.1) · D 18.9% · R 80.1% · Other 1.0%
• 2008→2024 swing: -13.1pp toward R · 2008: -48.1pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+57.6 2016: R+61.7 2012: R+54.8 2008: R+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.40%
• Current HPI: 422.17
• 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

-0.4% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $275,000 Knoxville MLS
• 2026-02-10 Listed $279,000 Knoxville MLS
• 2024-10-03 Sold (MLS) $277,235 Knoxville MLS
• 2024-07-30 Pending — Knoxville MLS
• 2024-07-08 Price Changed $277,235 Knoxville MLS
• 2024-06-11 Listed $276,235 Knoxville MLS