6920 Knollcrest Dr · Harrison, TN 37341

$200,000

4 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 48 Days on market

Built 1980 0.29 ac lot Est $312k · 36% 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is located on a good-sized, fenced lot, and is fairly private. It is on a quiet street, yet it is close to shopping, schools, businesses, and entertainment. It is also close to the lake and the interstate. With some cosmetic updates, the new owner could have some equity in the home. There are four bedrooms on the upper level and the kitchen has room to eat in. Low county taxes are an extra bonus. It is really hard to find a liveable home in today's market with this square footage for this price.

Key facts

• Quiet street
• schools
• businesses

Tags

• GOOD-SIZED FENCED LOT
• QUIET STREET
• CLOSE TO SHOPPING
• SCHOOLS
• BUSINESSES
• AND ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.3% in Harrison — 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 65/100 on livability (#139 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety F.
• Hamilton County (urban): math 31% / reading 31% proficiency, ranked #42 of 139 in TN (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wallace A. Smith Elementary (math 65% / reading 56%, grade B-, #58 of 952 statewide, top 6%, 617 students, 0% FRL); Hunter Middle School (math 40% / reading 35%, grade F, #54 of 333 statewide, top 16%, 738 students, 0% FRL); Central High School (math 8% / reading 32%, grade F, #183 of 332 statewide, top 59%, 749 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 124 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,133 units permitted in Hamilton County in 2024 (405 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Hamilton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.16%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $312,336
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7028 Antler Ln	0.37mi	3/2.0 (-1)	1,252 (-3%)	17mo	$302,000	$241	58
6213 Harrison Ooltewah Rd	0.67mi	3/2.0 (-1)	1,297 (+0%)	8mo	$270,000	$208	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $9,603
• Equity at exit: $29,821

10-year hold

• IRR: 13.9%
• Equity multiple: 2.11×
• Total profit: $62,227
• Equity at exit: $17,292

Cash invested: $56,000 (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 37341

• Active inventory: 124
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,341 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $661

Break-even live

Break-even rent $1,504

Max offer price $200,000

Occupancy floor 67%

Sensitivity live

Price	-10% $774	-5% $718	+0% $661	+5% $604	+10% $548
Rent	-10% $476	-5% $568	+0% $661	+5% $753	+10% $846
Rate	-1.0pp $762	-0.5pp $712	base $661	+0.5pp $609	+1.0pp $556

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7475 British Rd Ooltewah, TN	3.0	2.5	1520	$2,295	$1.51	14d	1	1.38mi
7420 Salmon Ln Ooltewah, TN	3.0	2.0	1715	$2,395	$1.40	24d	1	1.44mi

Listing history 12 events

1. 2024-10-21
   soldstatus $177,500
2. 2024-10-17
   soldstatus $177,500 510-char remark

   Show marketing remark (510 chars)

   This home is located on a good-sized, fenced lot, and is fairly private. It is on a quiet street, yet it is close to shopping, schools, businesses, and entertainment. It is also close to the lake and the interstate. With some cosmetic updates, the new owner could have some equity in the home. There are four bedrooms on the upper level and the kitchen has room to eat in. Low county taxes are an extra bonus. It is really hard to find a liveable home in today's market with this square footage for this price.

3. 2024-10-17
   soldstatus $177,500 Closed 510-char remark

   Show marketing remark (510 chars)

   This home is located on a good-sized, fenced lot, and is fairly private. It is on a quiet street, yet it is close to shopping, schools, businesses, and entertainment. It is also close to the lake and the interstate. With some cosmetic updates, the new owner could have some equity in the home. There are four bedrooms on the upper level and the kitchen has room to eat in. Low county taxes are an extra bonus. It is really hard to find a liveable home in today's market with this square footage for this price.

4. 2024-09-25
   historical Active Under Contract 510-char remark

   Show marketing remark (510 chars)

   This home is located on a good-sized, fenced lot, and is fairly private. It is on a quiet street, yet it is close to shopping, schools, businesses, and entertainment. It is also close to the lake and the interstate. With some cosmetic updates, the new owner could have some equity in the home. There are four bedrooms on the upper level and the kitchen has room to eat in. Low county taxes are an extra bonus. It is really hard to find a liveable home in today's market with this square footage for this price.

5. 2024-09-23
   status Pending
6. 2024-09-12
   price $200,000 510-char remark

   Show marketing remark (510 chars)

   This home is located on a good-sized, fenced lot, and is fairly private. It is on a quiet street, yet it is close to shopping, schools, businesses, and entertainment. It is also close to the lake and the interstate. With some cosmetic updates, the new owner could have some equity in the home. There are four bedrooms on the upper level and the kitchen has room to eat in. Low county taxes are an extra bonus. It is really hard to find a liveable home in today's market with this square footage for this price.

7. 2024-09-12
   price $200,000

   Show marketing remark (510 chars)

   This home is located on a good-sized, fenced lot, and is fairly private. It is on a quiet street, yet it is close to shopping, schools, businesses, and entertainment. It is also close to the lake and the interstate. With some cosmetic updates, the new owner could have some equity in the home. There are four bedrooms on the upper level and the kitchen has room to eat in. Low county taxes are an extra bonus. It is really hard to find a liveable home in today's market with this square footage for this price.

8. 2024-08-23
   price $225,000 510-char remark

   Show marketing remark (510 chars)

   This home is located on a good-sized, fenced lot, and is fairly private. It is on a quiet street, yet it is close to shopping, schools, businesses, and entertainment. It is also close to the lake and the interstate. With some cosmetic updates, the new owner could have some equity in the home. There are four bedrooms on the upper level and the kitchen has room to eat in. Low county taxes are an extra bonus. It is really hard to find a liveable home in today's market with this square footage for this price.

9. 2024-08-23
   price $225,000

   Show marketing remark (510 chars)

   This home is located on a good-sized, fenced lot, and is fairly private. It is on a quiet street, yet it is close to shopping, schools, businesses, and entertainment. It is also close to the lake and the interstate. With some cosmetic updates, the new owner could have some equity in the home. There are four bedrooms on the upper level and the kitchen has room to eat in. Low county taxes are an extra bonus. It is really hard to find a liveable home in today's market with this square footage for this price.

10. 2024-08-05
    listed $235,000 Active
11. 2024-08-02
    listed $235,000 Active 510-char remark

    Show marketing remark (510 chars)

    This home is located on a good-sized, fenced lot, and is fairly private. It is on a quiet street, yet it is close to shopping, schools, businesses, and entertainment. It is also close to the lake and the interstate. With some cosmetic updates, the new owner could have some equity in the home. There are four bedrooms on the upper level and the kitchen has room to eat in. Low county taxes are an extra bonus. It is really hard to find a liveable home in today's market with this square footage for this price.

12. 1995-06-17
    soldstatus $45,200

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $1,420 · $118/mo
• Expected delta: +$744/yr (+$62/mo · 110.2%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $28,092
• − Mortgage interest: −$11,203
• − Property taxes: −$676
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − Depreciation: −$5,818
• Taxable income: $4,900
• Est. tax owed @ 24.0%: −$1,176
• After-tax cash flow: $6,755/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: Hamilton County
• NCES district ID: 4701590
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $47,456
• Composite: 26.8/100
• National rank: #7122
• State rank: #42 of 139 in TN

Livability — Harrison

• Score: 65/100
• State rank: #139
• US rank: #12687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,966

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 393,784 people
• By 2030: 412,983 · +4.9%
• By 2040: 449,502 · +14.1%
• By 2050: 484,341 · +23.0%
• By 2075: 565,746 · +43.7%
• By 2100: 618,394 · +57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Hamilton

• 2024 margin: R (+13.1) · D 42.7% · R 55.7% · Other 1.6%
• 2008→2024 swing: -1.2pp toward R · 2008: -11.8pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+9.7 2016: R+16.6 2012: R+14.8 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -261.59%
• Current HPI: 275.5006
• 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

+292.7% since first listed

12 events — show timeline

• 2024-10-21 Sold (Public Records) $177,500 Public Records
• 2024-10-17 Sold (MLS) $177,500 GCAR
• 2024-10-17 Sold (MLS) $177,500 REALTRACS as Distributed by MLS Grid
• 2024-09-25 Contingent — GCAR
• 2024-09-23 Pending — RCAOR
• 2024-09-12 Price Changed $200,000 GCAR
• 2024-09-12 Price Changed $200,000 RCAOR
• 2024-08-23 Price Changed $225,000 GCAR
• 2024-08-23 Price Changed $225,000 RCAOR
• 2024-08-05 Listed $235,000 RCAOR
• 2024-08-02 Listed $235,000 GCAR
• 1995-06-17 Sold (Public Records) $45,200 Public Records

Property tax history

+2.3%/yr

Latest (2025): $676 · -12.4% YoY. Source: county tax records.