554 Dale St · Kingsport, TN 37660

$139,900

3 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 8 Days on market

Built 1915 6,534 sqft lot Est $186k · 25% under

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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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Rent growth +4.5/5.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Bungalow, this 1,052 sq ft home offers 3 bedrooms, 1 full bath, with a dining room, mud room and an attached double-car garage. Step onto the welcoming full-width covered front porch and into a bright, flowing interior. The spacious living room features a painted fireplace mantel. Roof was replaced approximately 6 years ago and the Carrier heat pump was installed around 10 years ago. The attached double-car garage (a standout feature in this price range) with concrete floors, high ceilings, and plenty of storage - ideal for vehicles, a workshop, or extra parking. Solid bones make this a perfect starter or investment home. Buyer/buyers agent to verify all information contained is ac

Key facts

• Carrier heat pump
• High ceilings
• Concrete floors

Tags

• FULL-WIDTH COVERED FRONT PORCH
• PAINTED FIREPLACE MANTEL
• CARRIER HEAT PUMP
• ATTACHED DOUBLE-CAR GARAGE
• CONCRETE FLOORS
• HIGH CEILINGS

Property features AI

Exterior

• Parking: Attached garage with garage door opener (2 spaces)
• Security: Leased security system
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone connected; Water connected
• Home design: Single-family house; One level; Residential property
• Construction: Vinyl, wood siding and other exterior materials; Block foundation
• Exterior features: Covered front porch; Full fencing; Shingle roof; Level lot; Shed

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 6 rooms (includes bedrooms and living areas)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating and cooling
• Interior features: Insulated windows; Security system (leased); Covered front porch; Shed on property; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 10.7% vs local median 3.8% in Kingsport — 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 71/100 on livability (#39 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities C-, crime F, commute F.
• Kingsport (urban): math 35% / reading 38% proficiency, ranked #26 of 139 in TN (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Abraham Lincoln Elementary School (math 27% / reading 27%, grade F, #496 of 952 statewide, top 55%, 399 students, 0% FRL); John Sevier Middle School (math 21% / reading 24%, grade F, #172 of 333 statewide, top 52%, 750 students, 0% FRL); Dobyns - Bennett High School (math 23% / reading 56%, grade F, #28 of 332 statewide, top 9%, 2,514 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.0%/yr); 242 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).
• This rent runs 43% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Sullivan County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.27% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.66%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $186,204
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Watauga St	0.23mi	2/1.0 (-1)	1,102 (+5%)	1mo	$70,000	$64	76
746 Myrtle St	0.30mi	2/2.0 (-1)	1,032 (-2%)	3mo	$203,250	$197	71
925 Dorothy St	0.47mi	3/1.0	962 (-9%)	0mo	$170,000	$177	64
109 Sevier Ave	0.36mi	2/1.0 (-1)	1,106 (+5%)	10mo	$180,000	$163	61
1006 Myrtle St	0.50mi	2/1.0 (-1)	1,112 (+6%)	5mo	$73,000	$66	58
954 Maple St	0.48mi	3/1.0	1,136 (+8%)	8mo	$205,000	$180	57
322 Sequoyah Dr	0.60mi	3/1.0	1,104 (+5%)	11mo	$80,000	$72	54
165 Sevier Ave	0.52mi	2/1.0 (-1)	1,160 (+10%)	0mo	$214,000	$184	53
1234 Center St	0.68mi	3/2.0	1,100 (+5%)	7mo	$190,000	$173	51
1005 Maple St	0.50mi	2/2.0 (-1)	980 (-7%)	7mo	$229,000	$234	50
1205 Willow St	0.71mi	3/2.0	1,108 (+5%)	10mo	$225,000	$203	46
1014 Maple St	0.52mi	2/2.0 (-1)	976 (-7%)	12mo	$56,000	$57	45

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 · 7.95% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.49×
• Total profit: $19,134
• Equity at exit: $20,860

10-year hold

• IRR: 24.1%
• Equity multiple: 3.57×
• Total profit: $100,661
• Equity at exit: $12,096

Cash invested: $39,172 (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 37660

• Home prices YoY: -24.2%
• Rents YoY: 8.0%
• Active inventory: 242
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$734
• Tax from tax record: −$98 /mo · $1,179/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $511

Break-even live

Break-even rent $1,127

Max offer price $139,900

Occupancy floor 66%

Sensitivity live

Price	-10% $590	-5% $551	+0% $511	+5% $471	+10% $432
Rent	-10% $371	-5% $441	+0% $511	+5% $581	+10% $651
Rate	-1.0pp $581	-0.5pp $547	base $511	+0.5pp $475	+1.0pp $438

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 E Market St Unit 4 Kingsport, TN	2.0	1.0	1090	$1,395	$1.28	22d	1	0.27mi
453 E Main St #400 Kingsport, TN	2.0	2.0	1292	$2,220	$1.72	22d	1	0.29mi
453 E Main St #300 Kingsport, TN	2.0	2.0	1292	$2,172	$1.68	22d	1	0.29mi
453 E Main St Kingsport, TN	2.0	2.0	1350	$2,875	$2.13	22d	1	0.29mi
453 E Main St Unit 900 Kingsport, TN	2.0	2.0	1247	$2,240	$1.80	22d	1	0.29mi
453 E Main St Unit 700 Kingsport, TN	2.0	2.0	1292	$2,252	$1.74	22d	1	0.29mi
555 E Main St Unit 211 Kingsport, TN	2.0	1.0	700	$1,000	$1.43	14d	1	0.29mi
650 N Wilcox Dr Kingsport, TN	2.0	2.0	936	$1,187	$1.27	14d	2	0.60mi
455 W Sullivan St Kingsport, TN	1.0–3.0	1.0–2.0	988	$1,954	$1.98	14d	16	0.65mi
1233 E Center St Unit B Kingsport, TN	3.0	1.0	1000	$1,195	$1.20	14d	1	0.69mi
1232 Garden Dr Kingsport, TN	3.0	1.0	900	$1,400	$1.56	22d	1	0.82mi
1304 Holyoke St Unit 9 Kingsport, TN	2.0	1.0	900	$950	$1.06	22d	1	0.88mi
124 Bloomingdale Pike Kingsport, TN	1.0–2.0	1.0–1.5	878	$1,300	$1.48	14d	1	1.06mi
724 Teasel Dr Kingsport, TN	1.0–2.0	1.0	927	$999	$1.08	22d	1	1.19mi
1535 Fort Henry Dr Kingsport, TN	1.0–2.0	1.0	703	$1,000	$1.42	22d	1	1.26mi
1113 Bloomingdale Pike Kingsport, TN	3.0	1.0	896	$1,398	$1.56	22d	1	1.37mi

Listing history 7 events

1. 2026-06-13
   statusdays on market $139,900 Pending 8 DOM
2. 2026-06-10
   days on market $139,900 Active 6 DOM
3. 2026-06-09
   days on market $139,900 Active 5 DOM
4. 2026-06-08
   days on market $139,900 Active 4 DOM
5. 2026-06-07
   days on market $139,900 Active 3 DOM
6. 2026-06-05
   remarks 699-char remark
7. 2026-06-05
   listed $139,900 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: $1,179 · $98/mo
• Projected year-2 tax: $1,179 · $98/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,284
• − Mortgage interest: −$7,837
• − Property taxes: −$1,179
• − Insurance: −$700
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$4,070
• Taxable income: $4,094
• Est. tax owed @ 24.0%: −$983
• After-tax cash flow: $5,150/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: Kingsport
• NCES district ID: 4702190
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $38,017
• Composite: 30.44/100
• National rank: #6233
• State rank: #26 of 139 in TN

Livability — Kingsport

• Score: 71/100
• State rank: #39
• US rank: #6587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingsport, TN
• County: Sullivan County · 121,987 people
• City population: 83,493
• Metro: Kingsport-Bristol, TN-VA
• Population (ZIP): 40,996
• Household income: $49,191
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1384.0

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 157,030 people
• By 2030: 156,415 · -0.4%
• By 2040: 153,778 · -2.1%
• By 2050: 149,018 · -5.1%
• By 2075: 138,068 · -12.1%
• By 2100: 119,927 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 4% Black 4% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Slovak 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Sullivan

• 2024 margin: Solid R (+55.0) · D 22.0% · R 77.0% · Other 1.0%
• 2008→2024 swing: -13.6pp toward R · 2008: -41.3pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+51.9 2016: R+56.2 2012: R+47.2 2008: R+41.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.93%
• Current HPI: 252.9821
• Rent YoY: ▲ 7.95%
• Metro: Kingsport-Bristol, TN-VA
• 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

• 2026-06-01 Listed $139,900 TVRMLS

Property tax history

+7.4%/yr

Latest (2025): $1,179 · +51.5% YoY. Source: county tax records.