160 Emerald Rd · Mosheim, TN 37818

$1

3 bd · 2.0 ba · 1,322 sqft · SingleFamily public records · 18 Days on market

Built 1970 0.36 ac lot

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Cash flow +0.7/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Up for auction on July 27 at 10:01am. Nice Brick home with full basement. Has Wood floors, Breaker box, on Sewer system. Shed to be sold separate. For questions call 423-620-5258 ask for Josh or Jacob

Key facts

• 0.36 acre lot
• Garage
• Built 1970

Property features AI

Finance

• Other: Lot is approximately 0.36 acres (100.3 x 167.2 IR); Topography: cleared, level, sloped; Zoning: A-1

Exterior

• Parking: Attached garage; Carport (1 space); Driveway; Concrete parking surfaces
• Security: Security system
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One story; House; Property listed as fixer
• Construction: Brick and vinyl siding construction; Asphalt roof; Block foundation; Built with a full, unfinished block basement with interior and exterior entry and walk-out access
• Exterior features: Covered front porch; Patio/porch; Storm doors

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Walk-in closet(s) (bedroom feature)
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Laminate counters; Walk-in closets; Insulated windows; Security system; Covered front porch; Storm doors; Fireplace in living room and master bedroom (masonry)
• Laundry & utility: Washer hookup; Electric dryer hookup

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $349,008 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 1.2% vs local median 2.3% in Mosheim — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 58/100 on livability (#314 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: employment D, crime F, amenities F.
• Greene County (rural): math 27% / reading 24% proficiency, ranked #83 of 139 in TN (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mosheim Elementary (math 20% / reading 19%, grade F, #654 of 952 statewide, top 72%, 721 students, 0% FRL); West Greene High School (math 8% / reading 32%, grade F, #183 of 332 statewide, top 59%, 516 students, 0% FRL) — zoned schools average 0% FRL vs 58% district-wide (58 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 42 active listings in the ZIP; 333 units permitted in Greene County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Greene County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 523512.0% of price.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.34% ✗
• Cap rate: 1.18%
• Cash-on-cash: -18.26%
• DSCR: 0.19
• GRM: 24.8

CMA / ARV

• ARV (on-the-fly): $349,008
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
185 Emerald Rd	0.04mi	3/1.0	1,338 (+1%)	14mo	$125,000	$93	80
165 Dodson Pike	0.08mi	3/2.0	1,242 (-6%)	9mo	$328,000	$264	79

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.98×
• Total profit: $95,374
• Equity at exit: $314,414

10-year hold

• IRR: 12.4%
• Equity multiple: 4.64×
• Total profit: $355,385
• Equity at exit: $678,046

Cash invested: $97,722 (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 37818

• Home prices YoY: 21.1%
• Active inventory: 42

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-1,487

Break-even live

Break-even rent $3,053

Max offer price $133,803

Occupancy floor —

Sensitivity live

Price	-10% $-1,246	-5% $-1,367	+0% $-1,487	+5% $-1,608	+10% $-1,728
Rent	-10% $-1,580	-5% $-1,533	+0% $-1,487	+5% $-1,441	+10% $-1,395
Rate	-1.0pp $-1,311	-0.5pp $-1,398	base $-1,487	+0.5pp $-1,578	+1.0pp $-1,670

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: $87,252
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $1 Active 18 DOM
2. 2026-06-19
   days on market $1 Active 16 DOM
3. 2026-06-18
   days on market $1 Active 15 DOM
4. 2026-06-17
   days on market $1 Active 14 DOM
5. 2026-06-16
   days on market $1 Active 13 DOM
6. 2026-06-15
   days on market $1 Active 12 DOM
7. 2026-06-14
   days on market $1 Active 10 DOM
8. 2026-06-12
   days on market $1 Active 9 DOM
9. 2026-06-09
   days on market $1 Active 6 DOM
10. 2026-06-08
    days on market $1 Active 5 DOM
11. 2026-06-07
    days on market $1 Active 4 DOM
12. 2026-06-05
    remarks 200-char remark
13. 2026-06-05
    listed $1 Active 1 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,046
• − Mortgage interest: −$19,550
• − Property taxes: −$5,235
• − Insurance: −$1,745
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$10,153
• Taxable loss: −$24,885
• Est. tax savings @ 24.0%: +$5,972
• After-tax cash flow: $-11,875/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: Greene County
• NCES district ID: 4701470
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $37,517
• Composite: 21.3/100
• National rank: #8388
• State rank: #83 of 139 in TN

Livability — Mosheim

• Score: 58/100
• State rank: #314
• US rank: #21396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mosheim, TN
• City population: 5,407
• Population (ZIP): 5,407

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Serbian 2% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 0%

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: ▲ 76.51%
• Current HPI: 438.6264
• 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

Property tax history

+3.4%/yr

Latest (2025): $700 · +0.0% YoY. Source: county tax records.