219 Oak St · Mountain City, TN 37683

$185,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 128 Days on market

Built 1946 0.50 ac lot Est $175k · 5% over

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Why this score? — see what drove the C- 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 +16.9/30.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• ARV discount +5.0/15.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Nice home located in a great location. Close to schools, shopping and restaurants. House needs some work but has great potential. Walk to town or the park.

Key facts

• Close to schools
• Close to restaurants
• Great location

Tags

• GREAT LOCATION
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• WALK TO TOWN
• WALK TO PARK

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electricity connected; Propane available; Cable available; Phone available; Water connected; Sewer connected
• Home design: Single-family house; Two levels; Residential property
• Construction: Vinyl siding; Metal roof; Block foundation; Built as a house
• Exterior features: Deck; Storm door(s); Has a view; Cleared, level yard

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Fireplace insert heating; Oil heating; No central cooling
• Interior features: Double-pane windows; Crawl space basement; Has fireplace with insert located in the great room; 6 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/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 $156k (15.9% below list).
• Recommended offer: $156k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.1% in Mountain City — 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 63/100 on livability (#191 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: housing C-, health & safety C-, amenities F.
• Johnson County (rural): math 27% / reading 31% proficiency, ranked #69 of 139 in TN (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mountain City Elementary (math 41% / reading 40%, grade F, #219 of 952 statewide, top 24%, 436 students, 0% FRL); Johnson Co Middle School (math 28% / reading 31%, grade F, #107 of 333 statewide, top 33%, 284 students, 0% FRL); Johnson Co High School (math 17% / reading 32%, grade F, #129 of 332 statewide, top 43%, 643 students, 0% FRL) — zoned schools average 0% FRL vs 59% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 130 active listings in the ZIP; 6 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Johnson County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,563 (15.9% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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 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. 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: 0.84% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $175,440
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1249 Main St	0.47mi	3/1.0	1,000 (-3%)	3mo	$199,000	$199	71
674 Shoun St	0.44mi	3/1.0	1,044 (+1%)	9mo	$178,000	$170	70
109 Apple St	0.34mi	2/1.0 (-1)	1,040 (+1%)	14mo	$174,900	$168	66
184 Hampton St	0.22mi	3/1.0	1,164 (+13%)	11mo	$144,000	$124	59
353 Hemlock St	0.53mi	2/1.0 (-1)	952 (-8%)	3mo	$220,000	$231	54
229 Hillside Rd	0.27mi	4/3.0 (+1)	1,104 (+7%)	11mo	$248,000	$225	54
225 Georgia St	0.68mi	3/1.0	954 (-8%)	14mo	$32,000	$34	44

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: 26.3%
• Equity multiple: 3.09×
• Total profit: $108,506
• Equity at exit: $166,663

10-year hold

• IRR: 23.1%
• Equity multiple: 7.05×
• Total profit: $313,209
• Equity at exit: $359,414

Cash invested: $51,800 (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 37683

• Home prices YoY: 10.5%
• Active inventory: 130
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $123

Break-even live

Break-even rent $1,400

Max offer price $185,000

Occupancy floor 87%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $185,000 Active 128 DOM
2. 2026-06-18
   days on market $185,000 Active 127 DOM
3. 2026-06-17
   days on market $185,000 Active 126 DOM
4. 2026-06-16
   days on market $185,000 Active 125 DOM
5. 2026-06-15
   days on market $185,000 Active 124 DOM
6. 2026-06-14
   days on market $185,000 Active 122 DOM
7. 2026-06-13
   days on market $185,000 Active 121 DOM
8. 2026-06-10
   days on market $185,000 Active 119 DOM
9. 2026-06-09
   days on market $185,000 Active 118 DOM
10. 2026-06-08
    days on market $185,000 Active 117 DOM
11. 2026-06-07
    days on market $185,000 Active 116 DOM
12. 2026-06-02
    days on market $185,000 Active 111 DOM
13. 2026-06-01
    days on market $185,000 Active 110 DOM
14. 2026-05-31
    days on market $185,000 Active 109 DOM
15. 2026-05-30
    days on market $185,000 Active 108 DOM
16. 2026-02-11
    listed $185,000 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: $705 · $59/mo
• Projected year-2 tax: $1,314 · $109/mo
• Expected delta: +$609/yr (+$51/mo · 86.4%)

ⓘ 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 3/10 Moderate 8 d/yr ≥92°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,668
• − Mortgage interest: −$10,363
• − Property taxes: −$705
• − Insurance: −$925
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$5,382
• Taxable loss: −$1,694
• Est. tax savings @ 24.0%: +$406
• After-tax cash flow: $1,882/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: Johnson County
• NCES district ID: 4702160
• Math proficiency: 27% ▼ -11.00%
• Reading proficiency: 31% ▬ 0.00%
• Median HH income: $31,298
• Composite: 23.58/100
• National rank: #7852
• State rank: #69 of 139 in TN

Livability — Mountain City

• Score: 63/100
• State rank: #191
• US rank: #15252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain City, TN
• Population (ZIP): 13,716

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 16,842 people
• By 2030: 16,158 · -4.1%
• By 2040: 14,682 · -12.8%
• By 2050: 13,306 · -21.0%
• By 2075: 11,087 · -34.2%
• By 2100: 9,360 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Black 5% Hispanic / Latino 3%
• Common ancestry: Serbian 5% Slovak 3% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+69.3) · D 15.0% · R 84.3%
• 2008→2024 swing: -27.1pp toward R · 2008: -42.2pp · 2024: -69.3pp
• All cycles: 2024: R+69.3 2020: R+66.9 2016: R+67.3 2012: R+50.5 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 29.22%
• Current HPI: 307.8545
• 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 event — show timeline

• 2026-02-11 Listed $185,000 TVRMLS

Property tax history

+2.7%/yr

Latest (2025): $705 · +56.2% YoY. Source: county tax records.