612 Kincaid St · Bloomingdale, TN 37660

$45,000

2 bd · 1.0 ba · 558 sqft · SingleFamily public records · 342 Days on market

Built 1913 1.09 ac lot $81/sqft · 30% below area Est $64k · 30% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON MARKET NO FAULT OF SELLER!!!! Unrestricted 1.09-acre lot with a gutted fixer-upper and septic system already in place, ready for your next project. Water and electricity are available at the road. Whether you renovate the existing structure, build new, or bring in a manufactured or modular home, the possibilities are wide open. With ample space and no restrictions, this property is ideal for multiple homes, perfect for multigenerational living or rental income. This listing can be purchased with neighboring parcels at 638 & 636 Kincaid St. for even more potential. Buyer/Buyer's Agent to verify all info.

Key facts

• Multiple homes
• 1.09-acre lot
• Rental income

Tags

• 1.09-ACRE LOT
• SEPTIC SYSTEM
• WATER AND ELECTRIC AVAILABLE
• MULTIPLE HOMES
• MULTIGENERATIONAL LIVING
• RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.7% vs local median 4.9% in Bloomingdale — 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 56/100 on livability (#343 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• Sullivan County (suburban): math 17% / reading 24% proficiency, ranked #109 of 139 in TN (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+8.0%/yr); 239 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 342 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $50k (53%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 342 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — 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. 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?
7. 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.
8. 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.
9. 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: 2.57% ✓
• Cap rate: 23.66%
• Cash-on-cash: 62.01%
• DSCR: 3.76
• GRM: 3.2

CMA / ARV

• ARV (median comp): $64,366
• List price: $45,000
• Delta: -30.09%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
636 Kincaid St	0.09mi	3/1.0 (+1)	636 (+14%)	23mo	$87,500	$138	48

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: 66.2%
• Equity multiple: 4.19×
• Total profit: $40,223
• Equity at exit: $6,710

10-year hold

• IRR: 72.0%
• Equity multiple: 10.20×
• Total profit: $115,912
• Equity at exit: $3,891

Cash invested: $12,600 (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: 239
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$9 /mo · $108/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $651

Break-even live

Break-even rent $334

Max offer price $45,000

Occupancy floor 39%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Bloomingdale Pike Kingsport, TN	1.0–2.0	1.0–1.5	878	$1,300	$1.48	13d	1	1.01mi
1528 Lynn Garden Dr Unit 5 Kingsport, TN	1.0	1.0	650	$750	$1.15	43d	1	1.18mi

Listing history 27 events

1. 2026-06-19
   days on market $45,000 Active 342 DOM
2. 2026-06-18
   days on market $45,000 Active 341 DOM
3. 2026-06-17
   days on market $45,000 Active 340 DOM
4. 2026-06-16
   days on market $45,000 Active 339 DOM
5. 2026-06-15
   days on market $45,000 Active 338 DOM
6. 2026-06-14
   days on market $45,000 Active 336 DOM
7. 2026-06-13
   days on market $45,000 Active 335 DOM
8. 2026-06-10
   days on market $45,000 Active 333 DOM
9. 2026-06-09
   days on market $45,000 Active 332 DOM
10. 2026-06-08
    days on market $45,000 Active 331 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    days on market $45,000 Active 330 DOM
13. 2026-06-02
    days on market $45,000 Active 325 DOM
14. 2026-06-01
    days on market $45,000 Active 324 DOM
15. 2026-05-31
    days on market $45,000 Active 323 DOM
16. 2026-05-30
    days on market $45,000 Active 322 DOM
17. 2026-05-11
    status Active 624-char remark

    Show marketing remark (624 chars)

    BACK ON MARKET NO FAULT OF SELLER!!!! Unrestricted 1.09-acre lot with a gutted fixer-upper and septic system already in place, ready for your next project. Water and electricity are available at the road. Whether you renovate the existing structure, build new, or bring in a manufactured or modular home, the possibilities are wide open. With ample space and no restrictions, this property is ideal for multiple homes, perfect for multigenerational living or rental income. This listing can be purchased with neighboring parcels at 638 & 636 Kincaid St. for even more potential. Buyer/Buyer's Agent to verify all info.

18. 2026-05-09
    status Pending 624-char remark

    Show marketing remark (624 chars)

    BACK ON MARKET NO FAULT OF SELLER!!!! Unrestricted 1.09-acre lot with a gutted fixer-upper and septic system already in place, ready for your next project. Water and electricity are available at the road. Whether you renovate the existing structure, build new, or bring in a manufactured or modular home, the possibilities are wide open. With ample space and no restrictions, this property is ideal for multiple homes, perfect for multigenerational living or rental income. This listing can be purchased with neighboring parcels at 638 & 636 Kincaid St. for even more potential. Buyer/Buyer's Agent to verify all info.

19. 2026-04-30
    price $45,000 624-char remark

    Show marketing remark (624 chars)

    BACK ON MARKET NO FAULT OF SELLER!!!! Unrestricted 1.09-acre lot with a gutted fixer-upper and septic system already in place, ready for your next project. Water and electricity are available at the road. Whether you renovate the existing structure, build new, or bring in a manufactured or modular home, the possibilities are wide open. With ample space and no restrictions, this property is ideal for multiple homes, perfect for multigenerational living or rental income. This listing can be purchased with neighboring parcels at 638 & 636 Kincaid St. for even more potential. Buyer/Buyer's Agent to verify all info.

20. 2026-02-05
    price $55,000 624-char remark

    Show marketing remark (624 chars)

    BACK ON MARKET NO FAULT OF SELLER!!!! Unrestricted 1.09-acre lot with a gutted fixer-upper and septic system already in place, ready for your next project. Water and electricity are available at the road. Whether you renovate the existing structure, build new, or bring in a manufactured or modular home, the possibilities are wide open. With ample space and no restrictions, this property is ideal for multiple homes, perfect for multigenerational living or rental income. This listing can be purchased with neighboring parcels at 638 & 636 Kincaid St. for even more potential. Buyer/Buyer's Agent to verify all info.

21. 2025-08-27
    price $75,000 624-char remark

    Show marketing remark (624 chars)

    BACK ON MARKET NO FAULT OF SELLER!!!! Unrestricted 1.09-acre lot with a gutted fixer-upper and septic system already in place, ready for your next project. Water and electricity are available at the road. Whether you renovate the existing structure, build new, or bring in a manufactured or modular home, the possibilities are wide open. With ample space and no restrictions, this property is ideal for multiple homes, perfect for multigenerational living or rental income. This listing can be purchased with neighboring parcels at 638 & 636 Kincaid St. for even more potential. Buyer/Buyer's Agent to verify all info.

22. 2025-07-10
    listed $95,000 Active 624-char remark

    Show marketing remark (624 chars)

    BACK ON MARKET NO FAULT OF SELLER!!!! Unrestricted 1.09-acre lot with a gutted fixer-upper and septic system already in place, ready for your next project. Water and electricity are available at the road. Whether you renovate the existing structure, build new, or bring in a manufactured or modular home, the possibilities are wide open. With ample space and no restrictions, this property is ideal for multiple homes, perfect for multigenerational living or rental income. This listing can be purchased with neighboring parcels at 638 & 636 Kincaid St. for even more potential. Buyer/Buyer's Agent to verify all info.

23. 2024-07-19
    soldstatus $120,000
24. 2024-07-09
    soldstatus $32,500 Closed 621-char remark

    Show marketing remark (621 chars)

    MULTIPLE OFFER DISCLOSURE: HIGHEST AND BEST DUE BY MONDAY, JULY 1 AT 5:00PM. Seller to respond to all offers by Tuesday, July 2 at 3:00pm. This fixer upper is a blank slate, ready for you to give it new life. Completely gutted, you can make this into your dream investment property or your personal home. This will be a CASH sale only although a renovation loan may be considered with lender approval. This home can be purchased along with it's neighboring properties 636 Kincaid St, Kingsport ($50,000) and/or 568 Gravely Rd, Kingsport ($450,000). Some information taken from CRS. Buyer/Buyer's Agent to verify all info.

25. 2024-07-02
    status Pending 621-char remark

    Show marketing remark (621 chars)

    MULTIPLE OFFER DISCLOSURE: HIGHEST AND BEST DUE BY MONDAY, JULY 1 AT 5:00PM. Seller to respond to all offers by Tuesday, July 2 at 3:00pm. This fixer upper is a blank slate, ready for you to give it new life. Completely gutted, you can make this into your dream investment property or your personal home. This will be a CASH sale only although a renovation loan may be considered with lender approval. This home can be purchased along with it's neighboring properties 636 Kincaid St, Kingsport ($50,000) and/or 568 Gravely Rd, Kingsport ($450,000). Some information taken from CRS. Buyer/Buyer's Agent to verify all info.

26. 2024-06-28
    listed $30,000 Active 621-char remark

    Show marketing remark (621 chars)

    MULTIPLE OFFER DISCLOSURE: HIGHEST AND BEST DUE BY MONDAY, JULY 1 AT 5:00PM. Seller to respond to all offers by Tuesday, July 2 at 3:00pm. This fixer upper is a blank slate, ready for you to give it new life. Completely gutted, you can make this into your dream investment property or your personal home. This will be a CASH sale only although a renovation loan may be considered with lender approval. This home can be purchased along with it's neighboring properties 636 Kincaid St, Kingsport ($50,000) and/or 568 Gravely Rd, Kingsport ($450,000). Some information taken from CRS. Buyer/Buyer's Agent to verify all info.

27. 2023-08-10
    soldstatus $420,000

ⓘ 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: $108 · $9/mo
• Projected year-2 tax: $320 · $27/mo
• Expected delta: +$212/yr (+$18/mo · 195.8%)

ⓘ 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 4/10 Moderate 5 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,897
• − Mortgage interest: −$2,521
• − Property taxes: −$108
• − Insurance: −$225
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$1,309
• Taxable income: $7,510
• Est. tax owed @ 24.0%: −$1,802
• After-tax cash flow: $6,011/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: Sullivan County
• NCES district ID: 4703990
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 24% ▼ -10.00%
• Median HH income: $43,263
• Composite: 17.66/100
• National rank: #9030
• State rank: #109 of 139 in TN

Livability — Bloomingdale

• Score: 56/100
• State rank: #343
• US rank: #22770

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomingdale, 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

-89.3% since first listed

11 events — show timeline

• 2026-05-11 Relisted — TVRMLS
• 2026-05-09 Pending — TVRMLS
• 2026-04-30 Price Changed $45,000 TVRMLS
• 2026-02-05 Price Changed $55,000 TVRMLS
• 2025-08-27 Price Changed $75,000 TVRMLS
• 2025-07-10 Listed $95,000 TVRMLS
• 2024-07-19 Sold (Public Records) $120,000 Public Records
• 2024-07-09 Sold (MLS) $32,500 TVRMLS
• 2024-07-02 Pending — TVRMLS
• 2024-06-28 Listed $30,000 TVRMLS
• 2023-08-10 Sold (Public Records) $420,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $108 · +3.8% YoY. Source: county tax records.