735 Emory Church Rd · Kingsport, TN 37664

$239,990

3 bd · 1.0 ba · 1,011 sqft · SingleFamily public records · 33 Days on market

Built 1956 2.79 ac lot Est $197k · 22% over

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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 +20.3/30.0
• DSCR +6.5/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully remodeled home nestled on nearly 3 private acres in a peaceful country setting. Offering the perfect blend of modern updates and East Tennessee charm, this move-in ready property provides privacy, and convenience just minutes from Kingsport and the Tri-Cities area. With 1,011 square feet of updated living space, this home has been completely renovated inside and refreshed outside, making it an ideal opportunity for buyers seeking turnkey living with acreage. Property Highlights •Nearly 3 acres of secluded countryside setting (Ideal for your own mini farm, seeing wildlife or letting the kids run free) •Completely remodeled interior •New Stain ma

Key facts

• Remodeled interior
• Nearly 3 acres
• Renovated bathroom

Tags

• NEARLY 3 ACRES
• REMODELED INTERIOR
• RENOVATED BATHROOM
• UPDATED PLUMBING
• NEW LIGHT FIXTURES
• UPDATED INTERIOR DOOR HARDWARE

Property features AI

Exterior

• Parking: Carport (1 space); Asphalt and concrete parking surfaces
• Utilities: Public water; Septic tank; Electricity available and connected; Water available and connected
• Home design: Single-family house; One level; Residential zoning (R-1)
• Construction: Vinyl siding; Block foundation; Built as a house (single family)
• Exterior features: Front porch; Deck; Metal roof

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total rooms: 3
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Wood heating / wood stove; Central air conditioning
• Interior features: Laminate countertops; Double-pane windows; Wood-burning stove fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (8.8% below list).
• Recommended offer: $219k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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.
• 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: Indian Springs Elementary (math 22% / reading 32%, grade F, #496 of 952 statewide, top 55%, 377 students, 0% FRL); Sullivan Central Middle School (590 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 (+3.7%/yr); 269 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).
• This rent runs 41% of the median local income ($64k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $218,855 (8.8% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.91% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $197,145
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 Shadow Ln	0.34mi	3/1.5	1,032 (+2%)	21mo	$201,500	$195	61
495 Cooks Valley Rd	0.37mi	3/2.0	1,092 (+8%)	10mo	$209,000	$191	57

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 · 3.73% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-17,708
• Equity at exit: $35,783

10-year hold

• IRR: 3.2%
• Equity multiple: 1.24×
• Total profit: $16,198
• Equity at exit: $20,750

Cash invested: $67,197 (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 37664

• Home prices YoY: -24.5%
• Rents YoY: 3.7%
• Active inventory: 269
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,189 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$62 /mo · $738/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $309

Break-even live

Break-even rent $1,798

Max offer price $239,990

Occupancy floor 81%

Sensitivity live

Price	-10% $445	-5% $377	+0% $309	+5% $241	+10% $173
Rent	-10% $136	-5% $222	+0% $309	+5% $395	+10% $482
Rate	-1.0pp $430	-0.5pp $370	base $309	+0.5pp $247	+1.0pp $183

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: $59,998
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5013 Emerald Dr Kingsport, TN	3.0	2.0	1400	$3,000	$2.14	14d	1	0.68mi
131 Cooks Valley Rd Kingsport, TN	3.0	1.0	1008	$1,600	$1.59	14d	1	0.95mi

Listing history 17 events

1. 2026-06-21
   days on market $239,990 Active 33 DOM
2. 2026-06-19
   days on market $239,990 Active 31 DOM
3. 2026-06-18
   days on market $239,990 Active 30 DOM
4. 2026-06-17
   days on market $239,990 Active 29 DOM
5. 2026-06-16
   days on market $239,990 Active 28 DOM
6. 2026-06-15
   days on market $239,990 Active 27 DOM
7. 2026-06-14
   days on market $239,990 Active 25 DOM
8. 2026-06-13
   days on market $239,990 Active 24 DOM
9. 2026-06-10
   days on market $239,990 Active 22 DOM
10. 2026-06-09
    days on market $239,990 Active 21 DOM
11. 2026-06-08
    days on market $239,990 Active 20 DOM
12. 2026-06-07
    days on market $239,990 Active 19 DOM
13. 2026-06-02
    days on market $239,990 Active 14 DOM
14. 2026-06-01
    days on market $239,990 Active 13 DOM
15. 2026-05-31
    days on market $239,990 Active 12 DOM
16. 2026-05-30
    days on market $239,990 Active 11 DOM
17. 2026-05-18
    listed $239,990 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: $738 · $62/mo
• Projected year-2 tax: $1,704 · $142/mo
• Expected delta: +$966/yr (+$80/mo · 130.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥98°F today · 15 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: $26,263
• − Mortgage interest: −$13,443
• − Property taxes: −$738
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$6,982
• Taxable loss: −$302
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $3,780/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 — 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

• County: Sullivan County · 121,987 people
• City population: 83,493
• Metro: Kingsport-Bristol, TN-VA
• Population (ZIP): 28,267
• Household income: $63,653
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 739.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 4% Slovak 3% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

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: ▼ -85.12%
• Current HPI: 261.7474
• Rent YoY: ▲ 3.73%
• 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

• 2026-05-18 Listed $239,990 TVRMLS

Property tax history

+5.1%/yr

Latest (2025): $738 · +22.8% YoY. Source: county tax records.