1721 Siam Rd · Elizabethton, TN 37643

$245,000

3 bd · 2.0 ba · 2,560 sqft · SingleFamily public records · 28 Days on market

Built 1948 0.28 ac lot

---

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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• 1% rule +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 bedroom, 2 baths, brick featuring nice hardwood floors and new architect shingle roof. All information and square footage are subject to buyer verification.

Key facts

• Double car garage
• Single car garage
• Bright bay window

Tags

• DOUBLE CAR GARAGE
• SINGLE CAR GARAGE
• BRIGHT BAY WINDOW
• FENCED IN BACK YARD
• HVAC LESS THAN 1 YEAR OLD
• ROOF LESS THAN 6 YEARS OLD

Property features AI

Finance

• Other: Zoned RES; Subdivision: Rayon Terrace Add
• HOA & community: Association provides landscaping

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential house
• Construction: Brick and vinyl siding exterior; Block foundation; Shingle roof; Built as a house (structure type)
• Exterior features: Back yard fencing; Level to sloped topography; Lot roughly 100 x 123.4 (irregular)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Ceramic tile; Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Dishwasher, Electric range, Refrigerator; Gas log fireplace in the living room; Full unfinished basement; 7 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-374 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (27.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (41.0% below list).
• Recommended offer: $145k (41.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#121 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: amenities F, commute F, employment F.
• Elizabethton (suburban): math 36% / reading 35% proficiency, ranked #35 of 139 in TN (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harold Mccormick Elementary (math 27% / reading 32%, grade F, #423 of 952 statewide, top 48%, 380 students, 0% FRL); T A Dugger Junior High School (math 42% / reading 28%, grade F, #65 of 333 statewide, top 20%, 633 students, 0% FRL); Elizabethton High School (math 17% / reading 41%, grade F, #92 of 332 statewide, top 28%, 863 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 173 active listings in the ZIP; 184 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

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.
• Carter County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago 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.
• Current owner paid $154k; list at $245k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,667 (41.0% 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. Built in 1948 — 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. 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?
6. 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.
7. 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.
8. 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: 0.59% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.54%
• DSCR: 0.71
• GRM: 14.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -27.7%
• Equity multiple: 0.07×
• Total profit: $-63,603
• Equity at exit: $36,530

10-year hold

• IRR: -26.3%
• Equity multiple: -0.26×
• Total profit: $-86,403
• Equity at exit: $21,183

Cash invested: $68,600 (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 37643

• Home prices YoY: -19.3%
• Active inventory: 173
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,447 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$130 /mo · $1,559/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-374

Break-even live

Break-even rent $1,920

Max offer price $178,942

Occupancy floor —

Sensitivity live

Price	-10% $-235	-5% $-305	+0% $-374	+5% $-443	+10% $-513
Rent	-10% $-488	-5% $-431	+0% $-374	+5% $-317	+10% $-260
Rate	-1.0pp $-251	-0.5pp $-312	base $-374	+0.5pp $-437	+1.0pp $-502

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-18
   status Pending
2. 2026-04-27
   price $245,000
3. 2026-04-24
   status Active
4. 2026-04-17
   status Pending
5. 2026-04-13
   listed $255,000 Active
6. 2020-06-05
   soldstatus $153,500
7. 2020-06-02
   soldstatus $153,500 163-char remark

   Show marketing remark (163 chars)

   Nice 3 bedroom, 2 baths, brick featuring nice hardwood floors and new architect shingle roof. All information and square footage are subject to buyer verification.

8. 2020-06-02
   listed $153,000 163-char remark

   Show marketing remark (163 chars)

   Nice 3 bedroom, 2 baths, brick featuring nice hardwood floors and new architect shingle roof. All information and square footage are subject to buyer verification.

9. 2018-06-11
   soldstatus $115,000
10. 2009-04-20
    soldstatus $128,000

ⓘ 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: $1,559 · $130/mo
• Projected year-2 tax: $1,740 · $145/mo
• Expected delta: +$180/yr (+$15/mo · 11.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,360
• − Mortgage interest: −$13,724
• − Property taxes: −$1,559
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$7,127
• Taxable loss: −$9,053
• Est. tax savings @ 24.0%: +$2,173
• After-tax cash flow: $-2,315/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: Elizabethton
• NCES district ID: 4701110
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $30,800
• Composite: 28.94/100
• National rank: #6630
• State rank: #35 of 139 in TN

Livability — Elizabethton

• Score: 66/100
• State rank: #121
• US rank: #11785

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elizabethton, TN
• City population: 513
• Population (ZIP): 33,690

Population outlook (Carter County) Hauer SSP2

• Today (2025): 54,493 people
• By 2030: 52,639 · -3.4%
• By 2040: 47,929 · -12.0%
• By 2050: 42,877 · -21.3%
• By 2075: 31,487 · -42.2%
• By 2100: 21,979 · -59.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+63.2) · D 17.9% · R 81.2%
• 2008→2024 swing: -16.1pp toward R · 2008: -47.2pp · 2024: -63.2pp
• All cycles: 2024: R+63.2 2020: R+61.5 2016: R+64.0 2012: R+52.0 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.08%
• Current HPI: 321.4024
• 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

+91.4% since first listed

10 events — show timeline

• 2026-05-18 Pending — TVRMLS
• 2026-04-27 Price Changed $245,000 TVRMLS
• 2026-04-24 Relisted — TVRMLS
• 2026-04-17 Pending — TVRMLS
• 2026-04-13 Listed $255,000 TVRMLS
• 2020-06-05 Sold (Public Records) $153,500 Public Records
• 2020-06-02 Listed $153,000 TVRMLS
• 2020-06-02 Sold (MLS) $153,500 TVRMLS
• 2018-06-11 Sold (Public Records) $115,000 Public Records
• 2009-04-20 Sold (Public Records) $128,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,559 · +2.4% YoY. Source: county tax records.