531 Bancroft Chapel Rd · Bloomingdale, TN 37660

$2,710

4 bd · 3.0 ba · 924 sqft · Manufactured public records · 226 Days on market

Built 1969 41 ac lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Month-to-Month 4-Bedroom, 3-Bathroom Furnished Home — All Utilities Included This fully furnished 4-bedroom, 3-bathroom home is available on a flexible month-to-month lease, with all utilities, high-speed internet, and lawn maintenance included. The home features a traditional layout with a comfortable living room, dedicated dining area, and a fully stocked kitchen equipped with updated appliances, cookware, and dinnerware—ready for everyday living. The spacious primary suite includes a private bathroom, while three additional bedrooms and two more full bathrooms offer plenty of space and convenience. A washer and dryer are included. Please note: the garage is not available f

Key facts

• 41.13 acre lot
• Garage
• Built 1969

Property features AI

Exterior

• Parking: Deeded parking; Detached garage with garage door opener; Asphalt drive/parking; One garage space
• Utilities: Public sewer
• Home design: Townhouse; Two levels; Residential property
• Construction: Brick and vinyl siding construction
• Exterior features: Asphalt shingle roof; Level topography

Interior

• Kitchen: Built-in electric oven; Electric range; Range; Microwave; Dishwasher; Refrigerator
• Flooring: Carpet
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning; Ceiling fans
• Interior features: Open floorplan; Seven total rooms
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $2,710 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $3k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $3k).
• Recommended offer: $2k (12.0% below list) — sets the bar for market timing.
• Cap rate 554.4% 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+, crime F, amenities 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.
• Zoned schools: Ketron Elementary School (math 16% / reading 19%, grade F, #704 of 952 statewide, top 74%, 563 students, 0% FRL); Sullivan East Middle School (math 8% / reading 11%, grade F, #260 of 333 statewide, top 79%, 573 students, 0% FRL); West Ridge High School (1,683 students, 0% FRL) — zoned schools average 0% FRL vs 45% district-wide (45 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.0%/yr); 240 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).
• This rent runs 39% 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 $18 of loan paydown is wiped out by about $81 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 $759 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($2k) 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: property tax is 2.9% of price.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,384 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 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 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 58.84% ✓
• Cap rate: 554.43%
• Cash-on-cash: 1957.62%
• DSCR: 88.10
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.95% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 115.35×
• Total profit: $86,766
• Equity at exit: $404

10-year hold

• IRR: —
• Equity multiple: 284.47×
• Total profit: $215,094
• Equity at exit: $234

Cash invested: $759 (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: 240
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$14
• Tax from tax record: −$7 /mo · $79/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $1,238

Break-even live

Break-even rent $28

Max offer price $2,710

Occupancy floor 17%

Sensitivity live

Price	-10% $1,239	-5% $1,239	+0% $1,238	+5% $1,237	+10% $1,236
Rent	-10% $1,112	-5% $1,175	+0% $1,238	+5% $1,301	+10% $1,364
Rate	-1.0pp $1,239	-0.5pp $1,239	base $1,238	+0.5pp $1,237	+1.0pp $1,236

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: $678
• Closing costs: $81
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 McFarland Dr Kingsport, TN	3.0	1.0	897	$1,450	$1.62	45d	1	1.30mi

Listing history 12 events

1. 2026-06-10
   days on market $2,710 Active 226 DOM
2. 2026-06-09
   days on market $2,710 Active 225 DOM
3. 2026-06-08
   days on market $2,710 Active 224 DOM
4. 2026-06-07
   days on market $2,710 Active 223 DOM
5. 2026-06-02
   days on market $2,710 Active 218 DOM
6. 2026-06-01
   days on market $2,710 Active 217 DOM
7. 2026-05-31
   days on market $2,710 Active 216 DOM
8. 2026-05-30
   days on market $2,710 Active 215 DOM
9. 2026-05-22
   status Active
10. 2026-01-06
    historical
11. 2025-06-12
    listed $2,710 Active
12. 2021-08-20
    soldstatus $480,000

ⓘ 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: $79 · $7/mo
• Projected year-2 tax: $79 · $7/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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 18 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: $19,136
• − Mortgage interest: −$152
• − Property taxes: −$79
• − Insurance: −$14
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$79
• Taxable income: $15,751
• Est. tax owed @ 24.0%: −$3,780
• After-tax cash flow: $11,074/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
• 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

-99.4% since first listed

4 events — show timeline

• 2026-05-22 Relisted — TVRMLS
• 2026-01-06 Delisted — TVRMLS
• 2025-06-12 Listed $2,710 TVRMLS
• 2021-08-20 Sold (Public Records) $480,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $79 · +3.9% YoY. Source: county tax records.