301 Gage Rd · Kingston, TN 37846

$160,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 107 Days on market

Built 1950 0.76 ac lot $148/sqft · 53% below area

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.5/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Surrounded by breathtaking views of the East Tennessee mountains and rolling countryside, this farmhouse is the perfect place to slow down and enjoy the peace of country living. From the inviting covered front porch to the thoughtfully preserved interior details, this home blends timeless character with modern comfort.Inside, you'll find original hardwood floors, beadboard ceilings, and sun-filled living spaces that feel both cozy and open. The kitchen is a standout, featuring stainless steel appliances, a farmhouse copper sink, granite countertops, and charming cabinetry offering the perfect balance of function and farmhouse style. The updated bathroom continues that blend of old-world charm and modern convenience with classic finishes and a walk-in shower.Outside, nearly an acre of land with excellent sun exposure offers endless possibilities, whether you're dreaming of gardening, homesteading, or simply soaking in the views. Whether you're looking for a full-time residence, weekend escape, build your rental portfolio, or a place to reconnect with nature, this East Tennessee farmhouse delivers charm, views, and lifestyle in one unforgettable setting! Home is being offered AS-IS where is.

Key facts

• Covered front porch
• Breathtaking views
• Beadboard ceilings

Tags

• BREATHTAKING VIEWS
• COVERED FRONT PORCH
• ORIGINAL HARDWOOD FLOORS
• BEADBOARD CEILINGS
• SUN FILLED LIVING SPACES
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-404 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (36.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (39.3% below list).
• Recommended offer: $97k (39.3% below list) — sets the bar for 1% rule.
• Cap rate 3.8% vs local median 2.8% in Kingston — 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 (#205 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Roane County (town): math 30% / reading 29% proficiency, ranked #64 of 139 in TN (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 229 units permitted in Roane County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Roane County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,177 (39.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 0.61% ✗
• Cap rate: 3.76%
• Cash-on-cash: -9.05%
• DSCR: 0.60
• GRM: 13.7

CMA / ARV

• ARV (median comp): $364,000
• List price: $160,000
• Delta: -56.04%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $61,434
• Equity at exit: $144,141

10-year hold

• IRR: 15.9%
• Equity multiple: 5.49×
• Total profit: $201,282
• Equity at exit: $310,845

Cash invested: $44,800 (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 37846

• Home prices YoY: 3.2%
• Active inventory: 15
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-404

Break-even live

Break-even rent $1,484

Max offer price $101,471

Occupancy floor —

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $160,000 Active 107 DOM
2. 2026-06-17
   days on market $160,000 Active 106 DOM
3. 2026-06-16
   days on market $160,000 Active 105 DOM
4. 2026-06-15
   days on market $160,000 Active 104 DOM
5. 2026-06-14
   days on market $160,000 Active 102 DOM
6. 2026-06-13
   days on market $160,000 Active 101 DOM
7. 2026-06-10
   pricedays on market $160,000 Active 99 DOM
8. 2026-06-09
   days on market $175,000 Active 98 DOM
9. 2026-06-08
   days on market $175,000 Active 97 DOM
10. 2026-06-07
    days on market $175,000 Active 96 DOM
11. 2026-06-03
    days on market $175,000 Active 92 DOM
12. 2026-06-02
    days on market $175,000 Active 91 DOM
13. 2026-06-01
    days on market $175,000 Active 90 DOM
14. 2026-05-31
    days on market $175,000 Active 89 DOM
15. 2026-05-31
    days on market $175,000 Active 88 DOM
16. 2026-05-09
    historical Pending - Continue to Show 1208-char remark

    Show marketing remark (1208 chars)

    Surrounded by breathtaking views of the East Tennessee mountains and rolling countryside, this farmhouse is the perfect place to slow down and enjoy the peace of country living. From the inviting covered front porch to the thoughtfully preserved interior details, this home blends timeless character with modern comfort.Inside, you'll find original hardwood floors, beadboard ceilings, and sun-filled living spaces that feel both cozy and open. The kitchen is a standout, featuring stainless steel appliances, a farmhouse copper sink, granite countertops, and charming cabinetry offering the perfect balance of function and farmhouse style. The updated bathroom continues that blend of old-world charm and modern convenience with classic finishes and a walk-in shower.Outside, nearly an acre of land with excellent sun exposure offers endless possibilities, whether you're dreaming of gardening, homesteading, or simply soaking in the views. Whether you're looking for a full-time residence, weekend escape, build your rental portfolio, or a place to reconnect with nature, this East Tennessee farmhouse delivers charm, views, and lifestyle in one unforgettable setting! Home is being offered AS-IS where is.

17. 2026-04-25
    status Active 1208-char remark

    Show marketing remark (1208 chars)

    Surrounded by breathtaking views of the East Tennessee mountains and rolling countryside, this farmhouse is the perfect place to slow down and enjoy the peace of country living. From the inviting covered front porch to the thoughtfully preserved interior details, this home blends timeless character with modern comfort.Inside, you'll find original hardwood floors, beadboard ceilings, and sun-filled living spaces that feel both cozy and open. The kitchen is a standout, featuring stainless steel appliances, a farmhouse copper sink, granite countertops, and charming cabinetry offering the perfect balance of function and farmhouse style. The updated bathroom continues that blend of old-world charm and modern convenience with classic finishes and a walk-in shower.Outside, nearly an acre of land with excellent sun exposure offers endless possibilities, whether you're dreaming of gardening, homesteading, or simply soaking in the views. Whether you're looking for a full-time residence, weekend escape, build your rental portfolio, or a place to reconnect with nature, this East Tennessee farmhouse delivers charm, views, and lifestyle in one unforgettable setting! Home is being offered AS-IS where is.

18. 2026-03-24
    historical Pending - Continue to Show - Financing 1208-char remark

    Show marketing remark (1208 chars)

    Surrounded by breathtaking views of the East Tennessee mountains and rolling countryside, this farmhouse is the perfect place to slow down and enjoy the peace of country living. From the inviting covered front porch to the thoughtfully preserved interior details, this home blends timeless character with modern comfort.Inside, you'll find original hardwood floors, beadboard ceilings, and sun-filled living spaces that feel both cozy and open. The kitchen is a standout, featuring stainless steel appliances, a farmhouse copper sink, granite countertops, and charming cabinetry offering the perfect balance of function and farmhouse style. The updated bathroom continues that blend of old-world charm and modern convenience with classic finishes and a walk-in shower.Outside, nearly an acre of land with excellent sun exposure offers endless possibilities, whether you're dreaming of gardening, homesteading, or simply soaking in the views. Whether you're looking for a full-time residence, weekend escape, build your rental portfolio, or a place to reconnect with nature, this East Tennessee farmhouse delivers charm, views, and lifestyle in one unforgettable setting! Home is being offered AS-IS where is.

19. 2026-03-02
    listed $175,000 Active 1208-char remark

    Show marketing remark (1208 chars)

    Surrounded by breathtaking views of the East Tennessee mountains and rolling countryside, this farmhouse is the perfect place to slow down and enjoy the peace of country living. From the inviting covered front porch to the thoughtfully preserved interior details, this home blends timeless character with modern comfort.Inside, you'll find original hardwood floors, beadboard ceilings, and sun-filled living spaces that feel both cozy and open. The kitchen is a standout, featuring stainless steel appliances, a farmhouse copper sink, granite countertops, and charming cabinetry offering the perfect balance of function and farmhouse style. The updated bathroom continues that blend of old-world charm and modern convenience with classic finishes and a walk-in shower.Outside, nearly an acre of land with excellent sun exposure offers endless possibilities, whether you're dreaming of gardening, homesteading, or simply soaking in the views. Whether you're looking for a full-time residence, weekend escape, build your rental portfolio, or a place to reconnect with nature, this East Tennessee farmhouse delivers charm, views, and lifestyle in one unforgettable setting! Home is being offered AS-IS where is.

20. 2019-06-12
    soldstatus $115,000
21. 2019-06-10
    soldstatus $115,000 Closed 528-char remark

    Show marketing remark (528 chars)

    Available to Show as of 4/17/2019 Surrounded by breathtaking views of the East Tennessee mountains and countryside. This updated farmhouse is a great place to slow down and enjoy the country life. Stainless steel appliances, farmhouse sink and granite countertops, along w/ updated bathroom beautifully blends old country charm with modern convenience and style. The hillside garden, large storage shed, great sun exposure, and nearly an acre of land provide a great opportunity to have your very own self sustaining mini farm.

22. 2019-06-10
    soldstatus $115,000

    Show marketing remark (528 chars)

    Available to Show as of 4/17/2019 Surrounded by breathtaking views of the East Tennessee mountains and countryside. This updated farmhouse is a great place to slow down and enjoy the country life. Stainless steel appliances, farmhouse sink and granite countertops, along w/ updated bathroom beautifully blends old country charm with modern convenience and style. The hillside garden, large storage shed, great sun exposure, and nearly an acre of land provide a great opportunity to have your very own self sustaining mini farm.

23. 2019-04-20
    historical Pending - Continue to Show 528-char remark

    Show marketing remark (528 chars)

    Available to Show as of 4/17/2019 Surrounded by breathtaking views of the East Tennessee mountains and countryside. This updated farmhouse is a great place to slow down and enjoy the country life. Stainless steel appliances, farmhouse sink and granite countertops, along w/ updated bathroom beautifully blends old country charm with modern convenience and style. The hillside garden, large storage shed, great sun exposure, and nearly an acre of land provide a great opportunity to have your very own self sustaining mini farm.

24. 2019-04-17
    listed $110,000 Active 528-char remark

    Show marketing remark (528 chars)

    Available to Show as of 4/17/2019 Surrounded by breathtaking views of the East Tennessee mountains and countryside. This updated farmhouse is a great place to slow down and enjoy the country life. Stainless steel appliances, farmhouse sink and granite countertops, along w/ updated bathroom beautifully blends old country charm with modern convenience and style. The hillside garden, large storage shed, great sun exposure, and nearly an acre of land provide a great opportunity to have your very own self sustaining mini farm.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,661
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$1,598
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$4,655
• Taxable loss: −$7,819
• Est. tax savings @ 24.0%: +$1,877
• After-tax cash flow: $-2,977/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: Roane County
• NCES district ID: 4703590
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $41,611
• Composite: 25.0/100
• National rank: #7557
• State rank: #64 of 139 in TN

Livability — Kingston

• Score: 63/100
• State rank: #205
• US rank: #16055

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,177

Population outlook (Roane County) Hauer SSP2

• Today (2025): 49,652 people
• By 2030: 47,648 · -4.0%
• By 2040: 43,306 · -12.8%
• By 2050: 39,294 · -20.9%
• By 2075: 32,318 · -34.9%
• By 2100: 27,137 · -45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 15% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Serbian 3% Italian 2% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Roane

• 2024 margin: Solid R (+54.5) · D 22.1% · R 76.7% · Other 1.2%
• 2008→2024 swing: -18.3pp toward R · 2008: -36.2pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+50.9 2016: R+51.1 2012: R+41.3 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.99%
• Current HPI: 350.0864
• 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

+59.1% since first listed

9 events — show timeline

• 2026-05-09 Contingent — Knoxville MLS
• 2026-04-25 Relisted — Knoxville MLS
• 2026-03-24 Contingent — Knoxville MLS
• 2026-03-02 Listed $175,000 Knoxville MLS
• 2019-06-12 Sold (Public Records) $115,000 Public Records
• 2019-06-10 Sold (MLS) $115,000 REALTRACS as Distributed by MLS Grid
• 2019-06-10 Sold (MLS) $115,000 Knoxville MLS
• 2019-04-20 Contingent — Knoxville MLS
• 2019-04-17 Listed $110,000 Knoxville MLS

Property tax history

+4.3%/yr

Latest (2025): $241 · -3.6% YoY. Source: county tax records.