295 Long Rd · Bulls Gap, TN 37891

$1

4 bd · 1.0 ba · 1,472 sqft · SingleFamily public records · 32 Days on market

Built 1940 2.30 ac lot

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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 +2.9/30.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Single story country home that sits on 2 acres. Go inside for roomy main level living with 4 bedrooms, kitchen and dining area, living room, full bath, large utility room with half bath. Spacious barn perfect for housing animals, large equipment, recreational vehicles or toys. Also two car garage and shed makes for plenty of room to store all your hobby needs. Come view this great home and land in East Tennessee. You will have the opportunity to bid & buy at absolute auction Saturday, May 30th @ 10:30 am. Personal Property items include large appliances, household items & more.

Key facts

• Main level living
• Spacious barn
• 2 acres

Tags

• 2 ACRES
• MAIN LEVEL LIVING
• SPACIOUS BARN

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Septic tank sewer
• Home design: Detached property
• Construction: Frame construction; Other construction materials
• Exterior features: Corner lot; Country setting view; Storage building/structure

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Master bedroom; Bedroom 2; Bedroom 3; Bedroom 4
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Central cooling
• Interior features: Eat-in kitchen; Crawl space basement; Total of 7 rooms
• Laundry & utility: Utility room

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $282,342 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-931 ($-11k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 54/100 on livability (#379 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Hawkins County (rural): math 23% / reading 26% proficiency, ranked #93 of 139 in TN (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 35 active listings in the ZIP; 151 units permitted in Hawkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Hawkins County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 3 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 423512.4% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

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 32 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.46% ✗
• Cap rate: 2.33%
• Cash-on-cash: -14.14%
• DSCR: 0.37
• GRM: 18.2

CMA / ARV

• ARV (median comp): $282,342
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
295 Long Rd	0.00mi	4/1.5	1,472 (0%)	0mo	$313,500	$213	98
534 Robertson Creek Rd Rd	0.19mi	3/1.0 (-1)	1,274 (-14%)	23mo	$115,000	$90	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 14.4%
• Equity multiple: 2.19×
• Total profit: $94,463
• Equity at exit: $254,356

10-year hold

• IRR: 14.3%
• Equity multiple: 5.11×
• Total profit: $324,871
• Equity at exit: $548,528

Cash invested: $79,056 (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 37891

• Home prices YoY: 17.3%
• Active inventory: 35

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$1,481
• Tax est. 1.5%: −$353 /mo · $4,235/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-931

Break-even live

Break-even rent $2,470

Max offer price $147,553

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: $70,585
• Closing costs: $8,470
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-31
   status $1 Pending 32 DOM
2. 2026-05-30
   days on market $1 Active 32 DOM

   Show marketing remark (597 chars)

   Single story country home that sits on 2 acres. Go inside for roomy main level living with 4 bedrooms, kitchen and dining area, living room, full bath, large utility room with half bath. Spacious barn perfect for housing animals, large equipment, recreational vehicles or toys. Also two car garage and shed makes for plenty of room to store all your hobby needs. Come view this great home and land in East Tennessee. You will have the opportunity to bid & buy at absolute auction Saturday, May 30th @ 10:30 am. Personal Property items include large appliances, household items & more.

3. 2026-04-28
   listed Active 597-char remark

   Show marketing remark (597 chars)

   Single story country home that sits on 2 acres. Go inside for roomy main level living with 4 bedrooms, kitchen and dining area, living room, full bath, large utility room with half bath. Spacious barn perfect for housing animals, large equipment, recreational vehicles or toys. Also two car garage and shed makes for plenty of room to store all your hobby needs. Come view this great home and land in East Tennessee. You will have the opportunity to bid & buy at absolute auction Saturday, May 30th @ 10:30 am. Personal Property items include large appliances, household items & more.

4. 2026-04-28
   listed $1 Active 593-char remark

   Show marketing remark (597 chars)

   Single story country home that sits on 2 acres. Go inside for roomy main level living with 4 bedrooms, kitchen and dining area, living room, full bath, large utility room with half bath. Spacious barn perfect for housing animals, large equipment, recreational vehicles or toys. Also two car garage and shed makes for plenty of room to store all your hobby needs. Come view this great home and land in East Tennessee. You will have the opportunity to bid & buy at absolute auction Saturday, May 30th @ 10:30 am. Personal Property items include large appliances, household items & more.

5. 2026-04-28
   listed $1 Active

   Show marketing remark (597 chars)

   Single story country home that sits on 2 acres. Go inside for roomy main level living with 4 bedrooms, kitchen and dining area, living room, full bath, large utility room with half bath. Spacious barn perfect for housing animals, large equipment, recreational vehicles or toys. Also two car garage and shed makes for plenty of room to store all your hobby needs. Come view this great home and land in East Tennessee. You will have the opportunity to bid & buy at absolute auction Saturday, May 30th @ 10:30 am. Personal Property items include large appliances, household items & more.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,489
• − Mortgage interest: −$15,816
• − Property taxes: −$4,235
• − Insurance: −$1,412
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$8,214
• Taxable loss: −$16,665
• Est. tax savings @ 24.0%: +$4,000
• After-tax cash flow: $-7,178/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: Hawkins County
• NCES district ID: 4701740
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $37,555
• Composite: 20.45/100
• National rank: #8581
• State rank: #93 of 139 in TN

Livability — Bulls Gap

• Score: 54/100
• State rank: #379
• US rank: #24113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,338

Population outlook (Hawkins County) Hauer SSP2

• Today (2025): 55,226 people
• By 2030: 53,784 · -2.6%
• By 2040: 50,015 · -9.4%
• By 2050: 45,682 · -17.3%
• By 2075: 36,211 · -34.4%
• By 2100: 26,536 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 7% Two or more races 4%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Hawkins

• 2024 margin: Solid R (+68.8) · D 15.2% · R 84.0%
• 2008→2024 swing: -26.9pp toward R · 2008: -42.0pp · 2024: -68.8pp
• All cycles: 2024: R+68.8 2020: R+65.8 2016: R+63.4 2012: R+47.0 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 48.92%
• Current HPI: 330.9989
• 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

+0.0% since first listed

9 events — show timeline

• 2026-06-17 Sold (MLS) $313,500 LAAR
• 2026-06-17 Sold (MLS) $313,500 TVRMLS
• 2026-06-17 Sold (MLS) $313,500 Knoxville MLS
• 2026-05-30 Pending — LAAR
• 2026-05-30 Pending — TVRMLS
• 2026-05-30 Pending — Knoxville MLS
• 2026-04-28 Listed $1 LAAR
• 2026-04-28 Listed $1 TVRMLS
• 2026-04-28 Listed $1 Knoxville MLS

Property tax history

-1.1%/yr

Latest (2025): $766 · +0.0% YoY. Source: county tax records.