1431 Roarks Cove Rd · Sewanee, TN 37375

$265,000

2 bd · 2.0 ba · 992 sqft · SingleFamily public records · 15 Days on market

Built 2006 3.03 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• DSCR +1.5/10.0
• 1% rule +0.8/10.0

Listing remarks MLS

Charming home in the mountains, totally "off the grid" with the exception of High Speed Internet. The house has a septic tank, well, and solar panels. All fully functional, located in Sewanee on Roarks Cove Rd. The house is totally secluded in the mountain and it's in a cleared relatively flat area There is a main floor that is unfinished that wouldn't involve much to finish. The finished area is on the second floor. There is no traditional financing for this house. It is a cash sale and being sold "as is". If you want to get away from the suburbs this is it. Appointment only to prequalified Buyers

Key facts

• Woodland acres
• Cumberland plateau
• Dining area

Tags

• CUMBERLAND PLATEAU
• WOODLAND ACRES
• UPGRADED SOLAR ARRAY
• ATTACHED WORK SHOP
• LARGE KITCHEN
• DINING AREA

Property features AI

Exterior

• Home design: House
• Construction: Living area approximately 1500
• Exterior features: Property sits on a 3.03-acre lot

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-342 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (41.8% below list).
• Recommended offer: $154k (41.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#9 in TN, #3,415 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A, schools A-; Watch: amenities D, commute F.
• Franklin County (town): math 18% / reading 22% proficiency, ranked #111 of 139 in TN (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 36 active listings in the ZIP; 422 units permitted in Franklin County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Franklin County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 5y 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 $148k; list at $265k implies a 80% gain — meaningful room to come down on a strong offer.

Recommended offer $154,287 (41.8% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.58% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.54%
• DSCR: 0.75
• GRM: 14.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.3%
• Equity multiple: 2.65×
• Total profit: $122,375
• Equity at exit: $238,733

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $377,241
• Equity at exit: $514,837

Cash invested: $74,200 (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 37375

• Home prices YoY: 10.2%
• Active inventory: 36
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $1,543 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-342

Break-even live

Break-even rent $1,976

Max offer price $204,513

Occupancy floor —

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $265,000 Active 15 DOM
2. 2026-06-18
   days on market $265,000 Active 14 DOM
3. 2026-06-17
   days on market $265,000 Active 13 DOM
4. 2026-06-16
   days on market $265,000 Active 12 DOM
5. 2026-06-15
   days on market $265,000 Active 11 DOM
6. 2026-06-14
   days on market $265,000 Active 9 DOM
7. 2026-06-13
   days on market $265,000 Active 8 DOM
8. 2026-06-10
   days on market $265,000 Active 6 DOM
9. 2026-06-09
   days on market $265,000 Active 5 DOM
10. 2026-06-08
    days on market $265,000 Active 4 DOM
11. 2026-06-07
    days on market $265,000 Active 3 DOM
12. 2026-06-05
    remarks 699-char remark
13. 2026-06-05
    listed $265,000 Active 1 DOM

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $1,882 · $157/mo
• Expected delta: +$1,148/yr (+$96/mo · 156.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 5 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $18,514
• − Mortgage interest: −$14,844
• − Property taxes: −$734
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$7,709
• Taxable loss: −$9,060
• Est. tax savings @ 24.0%: +$2,174
• After-tax cash flow: $-1,934/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: Franklin County
• NCES district ID: 4701290
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 22% ▼ -8.00%
• Median HH income: $43,108
• Composite: 17.24/100
• National rank: #9094
• State rank: #111 of 139 in TN

Livability — Sewanee

• Score: 76/100
• State rank: #9
• US rank: #3415

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 326
• Population (ZIP): 3,997

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 42,858 people
• By 2030: 43,540 · +1.6%
• By 2040: 44,623 · +4.1%
• By 2050: 45,523 · +6.2%
• By 2075: 48,954 · +14.2%
• By 2100: 50,170 · +17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 2%
• Hispanic origin (detail): Mexican 2% Salvadoran 1%
• Common ancestry: Slovak 6% Italian 3% Serbian 3%
• Foreign-born: 4% · Canada, China, Dominican Republic
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.1%
• 2008→2024 swing: -30.6pp toward R · 2008: -22.5pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+47.7 2016: R+43.7 2012: R+28.9 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.94%
• Current HPI: 335.1751
• 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

+1666.7% since first listed

27 events — show timeline

• 2026-06-04 Listed $265,000 ForSaleByOwner.com
• 2026-04-15 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-02-11 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-01-16 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-10-19 Listed $239,362 REALTRACS as Distributed by MLS Grid
• 2023-06-16 Sold (Public Records) $147,500 Public Records
• 2023-06-05 Sold (MLS) $147,500 REALTRACS as Distributed by MLS Grid
• 2023-05-23 Pending — REALTRACS as Distributed by MLS Grid
• 2023-05-12 Relisted — REALTRACS as Distributed by MLS Grid
• 2023-04-20 Pending — REALTRACS as Distributed by MLS Grid
• 2023-02-20 Relisted — REALTRACS as Distributed by MLS Grid
• 2023-02-07 Contingent — REALTRACS as Distributed by MLS Grid
• 2023-02-05 Pending — REALTRACS as Distributed by MLS Grid
• 2023-02-03 Price Changed $155,000 REALTRACS as Distributed by MLS Grid
• 2022-12-03 Price Changed $175,000 REALTRACS as Distributed by MLS Grid
• 2022-10-06 Listed $178,000 REALTRACS as Distributed by MLS Grid
• 2021-10-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2021-08-02 Relisted — REALTRACS as Distributed by MLS Grid
• 2021-08-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2021-07-06 Relisted — REALTRACS as Distributed by MLS Grid
• 2021-07-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2021-06-01 Relisted — REALTRACS as Distributed by MLS Grid
• 2021-05-29 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2021-04-22 Relisted — REALTRACS as Distributed by MLS Grid
• 2021-04-22 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2021-02-02 Listed $149,900 REALTRACS as Distributed by MLS Grid
• 2003-09-29 Sold (Public Records) $15,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $734 · +0.0% YoY. Source: county tax records.