669 Myrtle Ave · Crossville, TN 38555

$369,900

15 bd · 3.0 ba · 2,032 sqft · MultiFamily public records · 485 Days on market

Built 1993 0.45 ac lot ↓ 1% since listing

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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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Investment opportunity in Crossville city limits, triplex with 2 2bedroom 1 bath units and a 1 bedroom 1 bath unit. All are currently rented and have been occupied for several years, All appliances stay. Natural Gas Heat, City water and sewer gravity flow (so no pump expense), tenants pay own utilities, owner pays garbage pickup and lawn care. CHA units were installed unit #1 2021, unit #2 2015 and unit #3 2016, Roof was replaced in 2018. Owner/Agent

Key facts

• Natural gas heat
• City water
• All appliances stay

Tags

• TRIPLEX
• NATURAL GAS HEAT
• CITY WATER
• SEWER GRAVITY FLOW
• ALL APPLIANCES STAY
• ROOF REPLACED

Property features AI

Finance

• Financial info: 3 total units; Gross annual income reported as $37,100; Operating expenses reported as $1,416; Owner pays lawn maintenance and trash collection

Exterior

• Parking: On-premise parking
• Utilities: Natural gas heating; Central cooling
• Home design: Triplex (3-unit multi-family property); Total building area about 2,032 (per tax records)
• Construction: Vinyl siding and frame construction
• Exterior features: Vinyl siding; Frame construction; Lot roughly 110 x 180

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Unit mix: two 2-bedroom units and one 1-bedroom unit
• Flooring: Laminate; Carpet; Vinyl
• Heating & cooling: Central heating (natural gas); Central cooling
• Interior features: Includes dishwasher and refrigerator; Unfurnished units

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/?-bath units multifamily listed at $370k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/yr) — positive. Per door: $42/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (20.7% below list).
• Recommended offer: $293k (20.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#246 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Cumberland County (rural): math 30% / reading 31% proficiency, ranked #59 of 139 in TN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glenn Martin Elementary (math 30% / reading 26%, grade F, #482 of 952 statewide, top 51%, 764 students, 0% FRL); Cumberland County High School (math 28% / reading 41%, grade F, #41 of 332 statewide, top 15%, 985 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 268 active listings in the ZIP; 114 units permitted in Cumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Cumberland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 485 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.

Recommended offer $293,400 (20.7% below list)

Questions for the listing agent

1. It's been on market 485 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.1%
• Equity multiple: 0.50×
• Total profit: $-52,166
• Equity at exit: $55,153

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-35,913
• Equity at exit: $31,982

Cash invested: $103,572 (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 38555

• Home prices YoY: -3.3%
• Active inventory: 268
• Price-to-rent: 31.5×

Monthly cashflow live

• Estimated rent: $2,934 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$99 /mo · $1,189/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $125

Break-even live

Break-even rent $2,776

Max offer price $369,900

Occupancy floor 91%

Sensitivity live

Price	-10% $334	-5% $230	+0% $125	+5% $20	+10% $-85
Rent	-10% $-107	-5% $9	+0% $125	+5% $241	+10% $357
Rate	-1.0pp $311	-0.5pp $219	base $125	+0.5pp $29	+1.0pp $-69

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	5	—	$2,934
Total (3 units)			$2,934

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $369,900 Active 485 DOM
2. 2026-06-18
   days on market $369,900 Active 483 DOM
3. 2026-06-17
   days on market $369,900 Active 482 DOM
4. 2026-06-16
   days on market $369,900 Active 481 DOM
5. 2026-06-15
   days on market $369,900 Active 480 DOM
6. 2026-06-13
   days on market $369,900 Active 478 DOM
7. 2026-06-12
   days on market $369,900 Active 477 DOM
8. 2026-06-09
   days on market $369,900 Active 474 DOM
9. 2026-06-08
   days on market $369,900 Active 473 DOM
10. 2026-06-08
    days on market $369,900 Active 472 DOM
11. 2026-06-07
    days on market $369,900 Active 471 DOM
12. 2026-06-03
    days on market $369,900 Active 468 DOM
13. 2026-06-02
    days on market $369,900 Active 467 DOM
14. 2026-06-01
    days on market $369,900 Active 466 DOM
15. 2026-05-31
    days on market $369,900 Active 465 DOM
16. 2025-06-10
    price $369,900
17. 2025-02-20
    listed $374,900 Active

ⓘ 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: $1,189 · $99/mo
• Projected year-2 tax: $2,626 · $219/mo
• Expected delta: +$1,437/yr (+$120/mo · 120.9%)

ⓘ 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 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,208
• − Mortgage interest: −$20,720
• − Property taxes: −$1,189
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,817
• − Management: −$2,817
• − Depreciation: −$10,761
• Taxable loss: −$4,945
• Est. tax savings @ 24.0%: +$1,187
• After-tax cash flow: $2,685/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: Cumberland County
• NCES district ID: 4700900
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $38,510
• Composite: 25.52/100
• National rank: #7438
• State rank: #59 of 139 in TN

Livability — Crossville

• Score: 61/100
• State rank: #246
• US rank: #17641

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crossville, TN
• Population (ZIP): 21,428

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 61,344 people
• By 2030: 62,611 · +2.1%
• By 2040: 64,547 · +5.2%
• By 2050: 65,462 · +6.7%
• By 2075: 66,839 · +9.0%
• By 2100: 63,855 · +4.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 3% Black 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Tagalog/Filipino 1%

Political lean MEDSL · Cumberland

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.8pp toward R · 2008: -37.1pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.1 2016: R+57.8 2012: R+49.1 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.88%
• Current HPI: 320.7637
• 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

-1.3% since first listed

2 events — show timeline

• 2025-06-10 Price Changed $369,900 Knoxville MLS
• 2025-02-20 Listed $374,900 Knoxville MLS

Property tax history

+2.9%/yr

Latest (2025): $1,189 · +0.0% YoY. Source: county tax records.