631 Burnett Station Rd · Seymour, TN 37865

$285,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 164 Days on market

Built 1945 0.38 ac lot $270/sqft · at area comps Est $296k · at est.

---

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 +14.4/30.0
• ARV discount +9.2/15.0
• DSCR +4.4/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You will love this cozy 3-bedroom, 2-bath ranch in the Nails Creek area of Seymour, that's been thoughtfully updated and well cared for. This one-level home offers 1,056 sq ft of living space with a smart layout that's easy to live in. The interior has fresh paint and a nice flow from the living room into the eat-in kitchen, making everyday living or hosting friends comfortable. The electrical and plumbing systems have been recently updated, giving you peace of mind. Both bathrooms and the kitchen feel fresh, with modern fixtures and finishes that fit well with the overall remodel. Out back, the property sits on a .38-acre lot with a quiet, small creek that adds a relaxed, rural feel while still being close to town. There's space for gardening, your pets a play area, or a future workshop. You'll love the fire pit in the private back yard. This home is perfect for a new home owner, someone that's ready to downsize, or be used as an Airbnb or a rental property. Restrictions are building restrictions found on deed. Location!!! You are just 30 minutes from Sevierville, Pigeon Forge, Maryville and Downtown Knoxville. You are close to all of the restaurants, attractions and lots of outdoor recreation. Just 1 hr to The Great Smoky Mountains National Park with all that the park offers. You're just 30 mins to Dollywood, great restaurants, lakes and rivers, Downtown Knoxville and Maryville and Townsend. This is the perfect location!! You don't want to miss this one! The .62 acre lot beside this home is also for sale. If you want to add the lot next door you will have 1 acre.

Key facts

• One-level home
• Private back yard
• Fire pit

Tags

• ONE-LEVEL HOME
• UPDATED ELECTRICAL SYSTEMS
• UPDATED PLUMBING SYSTEMS
• MODERN FIXTURES
• PRIVATE BACK YARD
• FIRE PIT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $56 ($673/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 $219k (23.3% below list).
• Recommended offer: $219k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.3% in Seymour — 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 64/100 on livability (#165 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime D-, amenities F.
• 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 rising (+2.3%/yr); 183 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 164 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $70k; list at $285k implies a 307% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire 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 $218,566 (23.3% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 10.9

CMA / ARV

• ARV (median comp): $296,078
• List price: $285,000
• Delta: -3.74%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
640 Baker St	0.15mi	3/1.0	960 (-9%)	12mo	$210,000	$219	68
603 Water Oak Dr	0.74mi	3/2.0	1,214 (+15%)	8mo	$312,000	$257	30

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 · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.45×
• Total profit: $-44,267
• Equity at exit: $42,494

10-year hold

• IRR: -8.4%
• Equity multiple: 0.49×
• Total profit: $-40,657
• Equity at exit: $24,642

Cash invested: $79,800 (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 37865

• Home prices YoY: -23.6%
• Rents YoY: 2.3%
• Active inventory: 183
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,186 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $56

Break-even live

Break-even rent $2,115

Max offer price $285,000

Occupancy floor 92%

Sensitivity live

Price	-10% $217	-5% $137	+0% $56	+5% $-25	+10% $-105
Rent	-10% $-117	-5% $-30	+0% $56	+5% $142	+10% $229
Rate	-1.0pp $200	-0.5pp $129	base $56	+0.5pp $-18	+1.0pp $-93

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 Business Park Ln Seymour, TN	3.0	2.5	1361	$2,300	$1.69	3d	1	1.06mi
8848 W Simpson Rd Knoxville, TN	3.0	1.5	1224	$1,975	$1.61	24d	1	1.22mi
413 Bowers Park Cir Knoxville, TN	3.0	2.5	1460	$2,550	$1.75	24d	1	1.45mi

Listing history 24 events

1. 2026-06-18
   days on market $285,000 Active 164 DOM
2. 2026-06-17
   days on market $285,000 Active 163 DOM
3. 2026-06-16
   days on market $285,000 Active 162 DOM
4. 2026-06-15
   days on market $285,000 Active 161 DOM
5. 2026-06-14
   days on market $285,000 Active 159 DOM
6. 2026-06-13
   days on market $285,000 Active 158 DOM
7. 2026-06-10
   days on market $285,000 Active 156 DOM
8. 2026-06-09
   days on market $285,000 Active 155 DOM
9. 2026-06-08
   days on market $285,000 Active 154 DOM
10. 2026-06-07
    days on market $285,000 Active 153 DOM
11. 2026-06-03
    days on market $285,000 Active 149 DOM
12. 2026-06-02
    days on market $285,000 Active 148 DOM
13. 2026-06-01
    days on market $285,000 Active 147 DOM
14. 2026-05-31
    days on market $285,000 Active 146 DOM
15. 2026-05-31
    days on market $285,000 Active 145 DOM
16. 2026-03-19
    price $285,000 1593-char remark

    Show marketing remark (1593 chars)

    You will love this cozy 3-bedroom, 2-bath ranch in the Nails Creek area of Seymour, that's been thoughtfully updated and well cared for. This one-level home offers 1,056 sq ft of living space with a smart layout that's easy to live in. The interior has fresh paint and a nice flow from the living room into the eat-in kitchen, making everyday living or hosting friends comfortable. The electrical and plumbing systems have been recently updated, giving you peace of mind. Both bathrooms and the kitchen feel fresh, with modern fixtures and finishes that fit well with the overall remodel. Out back, the property sits on a .38-acre lot with a quiet, small creek that adds a relaxed, rural feel while still being close to town. There's space for gardening, your pets a play area, or a future workshop. You'll love the fire pit in the private back yard. This home is perfect for a new home owner, someone that's ready to downsize, or be used as an Airbnb or a rental property. Restrictions are building restrictions found on deed. Location!!! You are just 30 minutes from Sevierville, Pigeon Forge, Maryville and Downtown Knoxville. You are close to all of the restaurants, attractions and lots of outdoor recreation. Just 1 hr to The Great Smoky Mountains National Park with all that the park offers. You're just 30 mins to Dollywood, great restaurants, lakes and rivers, Downtown Knoxville and Maryville and Townsend. This is the perfect location!! You don't want to miss this one! The .62 acre lot beside this home is also for sale. If you want to add the lot next door you will have 1 acre.

17. 2026-01-05
    listed $295,000 Active 1593-char remark

    Show marketing remark (1593 chars)

    You will love this cozy 3-bedroom, 2-bath ranch in the Nails Creek area of Seymour, that's been thoughtfully updated and well cared for. This one-level home offers 1,056 sq ft of living space with a smart layout that's easy to live in. The interior has fresh paint and a nice flow from the living room into the eat-in kitchen, making everyday living or hosting friends comfortable. The electrical and plumbing systems have been recently updated, giving you peace of mind. Both bathrooms and the kitchen feel fresh, with modern fixtures and finishes that fit well with the overall remodel. Out back, the property sits on a .38-acre lot with a quiet, small creek that adds a relaxed, rural feel while still being close to town. There's space for gardening, your pets a play area, or a future workshop. You'll love the fire pit in the private back yard. This home is perfect for a new home owner, someone that's ready to downsize, or be used as an Airbnb or a rental property. Restrictions are building restrictions found on deed. Location!!! You are just 30 minutes from Sevierville, Pigeon Forge, Maryville and Downtown Knoxville. You are close to all of the restaurants, attractions and lots of outdoor recreation. Just 1 hr to The Great Smoky Mountains National Park with all that the park offers. You're just 30 mins to Dollywood, great restaurants, lakes and rivers, Downtown Knoxville and Maryville and Townsend. This is the perfect location!! You don't want to miss this one! The .62 acre lot beside this home is also for sale. If you want to add the lot next door you will have 1 acre.

18. 2019-04-15
    soldstatus $70,000
19. 2019-04-12
    soldstatus $70,000 Closed 201-char remark

    Show marketing remark (201 chars)

    3BDR/1BA in William Sandidge offers 1056 square feet and sits on .38 acre lot. Lovely view on a back with small creek. Conveniently located to South Knoxville. This is a Fannie Mae HomePath Property!!!

20. 2019-03-18
    status Pending 201-char remark

    Show marketing remark (201 chars)

    3BDR/1BA in William Sandidge offers 1056 square feet and sits on .38 acre lot. Lovely view on a back with small creek. Conveniently located to South Knoxville. This is a Fannie Mae HomePath Property!!!

21. 2019-02-27
    price $74,900 201-char remark

    Show marketing remark (201 chars)

    3BDR/1BA in William Sandidge offers 1056 square feet and sits on .38 acre lot. Lovely view on a back with small creek. Conveniently located to South Knoxville. This is a Fannie Mae HomePath Property!!!

22. 2019-02-20
    status Active 201-char remark

    Show marketing remark (201 chars)

    3BDR/1BA in William Sandidge offers 1056 square feet and sits on .38 acre lot. Lovely view on a back with small creek. Conveniently located to South Knoxville. This is a Fannie Mae HomePath Property!!!

23. 2019-02-06
    status Pending 201-char remark

    Show marketing remark (201 chars)

    3BDR/1BA in William Sandidge offers 1056 square feet and sits on .38 acre lot. Lovely view on a back with small creek. Conveniently located to South Knoxville. This is a Fannie Mae HomePath Property!!!

24. 2019-01-11
    listed $78,900 Active 201-char remark

    Show marketing remark (201 chars)

    3BDR/1BA in William Sandidge offers 1056 square feet and sits on .38 acre lot. Lovely view on a back with small creek. Conveniently located to South Knoxville. This is a Fannie Mae HomePath Property!!!

ⓘ 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: $687 · $57/mo
• Projected year-2 tax: $2,024 · $169/mo
• Expected delta: +$1,337/yr (+$111/mo · 194.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,228
• − Mortgage interest: −$15,964
• − Property taxes: −$687
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$8,291
• Taxable loss: −$4,336
• Est. tax savings @ 24.0%: +$1,041
• After-tax cash flow: $1,714/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 — Seymour

• Score: 64/100
• State rank: #165
• US rank: #14260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seymour, TN
• County: Sevier County · 80,402 people
• City population: 25,074
• Metro: Sevierville, TN
• Population (ZIP): 25,074
• Household income: $88,231
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 239.0

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 (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Romanian 3% Italian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Other Indo-European 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: ▼ -105.05%
• Current HPI: 339.7655
• Rent YoY: ▲ 2.31%
• Metro: Sevierville, 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

+261.2% since first listed

9 events — show timeline

• 2026-03-19 Price Changed $285,000 Knoxville MLS
• 2026-01-05 Listed $295,000 Knoxville MLS
• 2019-04-15 Sold (Public Records) $70,000 Public Records
• 2019-04-12 Sold (MLS) $70,000 Knoxville MLS
• 2019-03-18 Pending — Knoxville MLS
• 2019-02-27 Price Changed $74,900 Knoxville MLS
• 2019-02-20 Relisted — Knoxville MLS
• 2019-02-06 Pending — Knoxville MLS
• 2019-01-11 Listed $78,900 Knoxville MLS

Property tax history

+4.5%/yr

Latest (2025): $687 · +0.0% YoY. Source: county tax records.