9457 Crossville Hwy · Bon Air, TN 38583

$90,000

1 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 74 Days on market

Built 1906 0.78 ac lot Est $156k · 42% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Appreciation +4.8/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home offers old world charm! 1 bedroom and 1 bath with a sunroom, can be utilized in so many different venues. Take the opportunity to make this vintage home your own. Choose to live in it or maybe turn it into a quaint antique or retail shop. The location cannot be better! The back porch and land offer a wonderful setting of flowering shrubs and plants to relax in. Just picture yourself sitting on a summer or spring afternoon enjoying this lush backyard. No time to wait, make this home yours today.

Key facts

• 0.78 acre lot
• Built 1906
• Listed 73 days

Property features AI

Exterior

• Parking: Other parking
• Utilities: Septic tank
• Home design: Detached property; 1,008 building area (per tax records)
• Construction: Frame construction
• Exterior features: Level lot; Storage structure on property

Interior

• Kitchen: Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric heating; Other heating; No central cooling
• Interior features: Three total rooms; Refrigerator included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• White County (rural): math 31% / reading 31% proficiency, ranked #56 of 139 in TN (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: White County High School (math 6% / reading 40%, grade F, #149 of 332 statewide, top 46%, 1,103 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 354 active listings in the ZIP; 209 units permitted in White County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $192 of equity ($622 loan paydown + $-430 appreciation (-0.5% local appreciation)).
• White County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — 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. 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: 1.37% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.04%
• DSCR: 1.94
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $156,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
461 Viola Dr	0.66mi	2/1.0 (+1)	1,120 (+11%)	22mo	$174,000	$155	28

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

Projected returns pro-forma

-0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 1.93×
• Total profit: $23,466
• Equity at exit: $24,005

10-year hold

• IRR: 24.6%
• Equity multiple: 3.62×
• Total profit: $66,115
• Equity at exit: $27,207

Cash invested: $25,200 (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 38583

• Home prices YoY: -0.1%
• Active inventory: 354
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $442

Break-even live

Break-even rent $677

Max offer price $90,000

Occupancy floor 59%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $90,000 Active 74 DOM
2. 2026-06-18
   days on market $90,000 Active 73 DOM
3. 2026-06-17
   days on market $90,000 Active 72 DOM
4. 2026-06-16
   days on market $90,000 Active 71 DOM
5. 2026-06-15
   days on market $90,000 Active 70 DOM
6. 2026-06-14
   days on market $90,000 Active 68 DOM
7. 2026-06-13
   days on market $90,000 Active 67 DOM
8. 2026-06-10
   days on market $90,000 Active 65 DOM
9. 2026-06-09
   days on market $90,000 Active 64 DOM
10. 2026-06-08
    days on market $90,000 Active 63 DOM
11. 2026-06-07
    days on market $90,000 Active 62 DOM
12. 2026-06-03
    statusdays on market $90,000 Active 58 DOM
13. 2026-06-02
    days on market $90,000 Pending - Continue to Show 57 DOM
14. 2026-06-01
    days on market $90,000 Pending - Continue to Show 56 DOM
15. 2026-05-31
    days on market $90,000 Pending - Continue to Show 55 DOM
16. 2026-05-30
    days on market $90,000 Pending - Continue to Show 54 DOM
17. 2026-04-16
    listed $90,000 Active 510-char remark

    Show marketing remark (510 chars)

    This home offers old world charm! 1 bedroom and 1 bath with a sunroom, can be utilized in so many different venues. Take the opportunity to make this vintage home your own. Choose to live in it or maybe turn it into a quaint antique or retail shop. The location cannot be better! The back porch and land offer a wonderful setting of flowering shrubs and plants to relax in. Just picture yourself sitting on a summer or spring afternoon enjoying this lush backyard. No time to wait, make this home yours today.

18. 2026-04-06
    listed $90,000 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: $303 · $25/mo
• Projected year-2 tax: $639 · $53/mo
• Expected delta: +$336/yr (+$28/mo · 110.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,832
• − Mortgage interest: −$5,041
• − Property taxes: −$303
• − Insurance: −$450
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,618
• Taxable income: $4,047
• Est. tax owed @ 24.0%: −$971
• After-tax cash flow: $4,330/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: White County
• NCES district ID: 4704500
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 31% ▲ 1.00%
• Median HH income: $35,292
• Composite: 25.63/100
• National rank: #7406
• State rank: #56 of 139 in TN

Livability — Bon Air

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 25,739

Population outlook (White County) Hauer SSP2

• Today (2025): 27,593 people
• By 2030: 28,026 · +1.6%
• By 2040: 28,684 · +4.0%
• By 2050: 28,970 · +5.0%
• By 2075: 29,481 · +6.8%
• By 2100: 27,841 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · White

• 2024 margin: Solid R (+66.6) · D 16.3% · R 82.9%
• 2008→2024 swing: -38.3pp toward R · 2008: -28.3pp · 2024: -66.6pp
• All cycles: 2024: R+66.6 2020: R+62.7 2016: R+59.5 2012: R+37.2 2008: R+28.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.48%
• Current HPI: 357.041
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-16 Listed $90,000 GSMAR
• 2026-04-06 Listed $90,000 Knoxville MLS

Property tax history

+8.6%/yr

Latest (2025): $303 · +32.9% YoY. Source: county tax records.