2314 Backwoods Way · Pittman Center, TN 37738

$649,900

2 bd · 4.0 ba · 1,414 sqft · SingleFamily public records · 15 Days on market

Built 2004 1.72 ac lot Est $553k · 18% over $13/mo HOA

---

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).

• Cash flow +14.6/30.0
• DSCR +4.5/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible views surround this tastefully decorated 2-bedroom cabin with a loft. Enjoy two separate decks with scenic views, a hot tub, fire pit, and outdoor dining area. The game room features billiards, a racing arcade, several additional games, and a movie area with a big-screen TV. The gourmet kitchen offers quartz countertops, a gas stove, island bar seating, and an open-concept layout. Inside, you'll find a stacked stone fireplace and two king bedrooms with beautifully designed bathrooms. Conveniently located just minutes from the Gatlinburg Arts & Crafts District.

Key facts

• Hot tub
• Billiards
• Outdoor dining area

Tags

• TWO SEPARATE DECKS
• HOT TUB
• FIRE PIT
• OUTDOOR DINING AREA
• GAME ROOM
• BILLIARDS

Property features AI

Finance

• HOA & community: Annual association fee of $150

Exterior

• Parking: Other parking
• Utilities: Septic tank
• Home design: Attached property
• Construction: Log construction
• Exterior features: Mountain view; Log construction

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Central cooling
• Interior features: Eat-in kitchen; Wood-burning fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/4.0-bath single-family listed at $650k.

Deal economics

• At list price, monthly cash flow is $154 ($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 $518k (20.3% below list).
• Recommended offer: $518k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 1.2% in Pittman Center — 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 62/100 on livability (#208 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime D, schools D-, amenities 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: 696 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $4k of loan paydown is wiped out by about $19k 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 15 days — a 2% lower offer ($640k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $517,800 (20.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.80% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $552,874
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2339 Backwoods Way	0.14mi	3/2.0 (+1)	1,600 (+13%)	13mo	$625,000	$391	48
2201 Berry Clark Dr	0.08mi	1/1.5 (-1)	1,250 (-12%)	20mo	$478,000	$382	46

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-95,760
• Equity at exit: $96,902

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-71,816
• Equity at exit: $56,191

Cash invested: $181,972 (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 37738

• Home prices YoY: -28.5%
• Active inventory: 696
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $5,178 medium
• Mortgage (P&I): −$3,408
• Tax from tax record: −$245 /mo · $2,935/yr
• Insurance: −$271
• HOA: −$13
• Vacancy / Maint / Mgmt: −$1,087
• Net cashflow: $154

Break-even live

Break-even rent $4,983

Max offer price $649,900

Occupancy floor 92%

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: $162,475
• Closing costs: $19,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5151 Riversong Way Unit 1051751P Sevierville, TN	2.0	2.0	1151	$5,178	$4.50	43d	1	1.49mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: gas

Listing history 12 events

1. 2026-06-19
   days on market $649,900 Active 15 DOM
2. 2026-06-18
   days on market $649,900 Active 14 DOM
3. 2026-06-17
   days on market $649,900 Active 13 DOM
4. 2026-06-16
   days on market $649,900 Active 12 DOM
5. 2026-06-15
   days on market $649,900 Active 11 DOM
6. 2026-06-14
   days on market $649,900 Active 9 DOM
7. 2026-06-13
   pricedays on market $649,900 Active 8 DOM
8. 2026-06-10
   days on market $649,909 Active 6 DOM
9. 2026-06-09
   days on market $649,909 Active 5 DOM
10. 2026-06-08
    days on market $649,909 Active 4 DOM
11. 2026-06-07
    remarks 579-char remark
12. 2026-06-07
    listed $649,909 Active 3 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: $2,935 · $245/mo
• Projected year-2 tax: $4,614 · $385/mo
• Expected delta: +$1,679/yr (+$140/mo · 57.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,136
• − Mortgage interest: −$36,405
• − Property taxes: −$2,935
• − Insurance: −$3,250
• − Repairs & maintenance: −$4,971
• − Management: −$4,971
• − HOA: −$156
• − Depreciation: −$18,906
• Taxable loss: −$9,457
• Est. tax savings @ 24.0%: +$2,270
• After-tax cash flow: $4,119/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: 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 — Pittman Center

• Score: 62/100
• State rank: #208
• US rank: #16107

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,269

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 12% Two or more races 4% Black 3% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 6% Serbian 5% Romanian 3%
• Foreign-born: 12% · Canada, China
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 2% Chinese 1%

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: ▼ -118.02%
• Current HPI: 296.203
• 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

+655.7% since first listed

13 events — show timeline

• 2026-05-21 Listed $649,909 Knoxville MLS
• 2026-05-21 Listed $649,909 GSMAR
• 2022-08-03 Sold (Public Records) $730,000 Public Records
• 2022-08-03 Sold (MLS) $730,000 GSMAR
• 2012-10-11 Sold (Public Records) $285,000 Public Records
• 2012-10-09 Sold (MLS) $285,000 Knoxville MLS
• 2012-10-09 Sold (MLS) $285,000 GSMAR
• 2012-08-23 Listed $299,900 Knoxville MLS
• 2011-08-22 Sold (MLS) $215,000 GSMAR
• 2009-09-16 Listed $269,900 Knoxville MLS
• 2009-03-22 Listed $289,900 Knoxville MLS
• 2008-09-18 Listed $299,900 Knoxville MLS
• 1996-07-26 Sold (Public Records) $86,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,935 · +2.4% YoY. Source: county tax records.