111 Tacoma Rd Unit 105 - 111 · Oak Ridge, TN 37830

$499,000

24 bd · None ba · — sqft · MultiFamily · 42 Days on market

Built 1943 Average condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Oak Ridge Quadplex is being sold 'as is' VACANT as a value-add investment. Minor updates have been made by the current owner. Gives an investor the opportunity to renovate and rent at market rates in a very tight rental market.

Key facts

• Built 1943
• Listed 42 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Natural gas and electric available
• Home design: Multi-family property with 4 total units; Address: 111 Tacoma Rd Units 105–111, Oak Ridge, TN
• Construction: Block construction
• Exterior features: Block construction

Interior

• Bedrooms: Four rental units: two 1-bedroom units and two 2-bedroom units
• Heating & cooling: Natural gas, electric, and other heating available; Wall cooling (window/wall units)
• Interior features: Located off of Oak Ridge Turnpike (directions)

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/?-bath units multifamily listed at $499k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $6k ($69k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $499k).
• Recommended offer: $484k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.1% vs local median 3.4% in Oak Ridge — 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 78/100 on livability (#4 in TN, #2,605 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools C-, commute F.
• Oak Ridge (suburban): math 34% / reading 37% proficiency, ranked #23 of 139 in TN (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.1%/yr); 189 active listings in the ZIP; 400 units permitted in Anderson County in 2024 (91 in 5+ unit buildings).
• At $11,611/mo this rent would consume 193% of the median local household income ($72k/yr) (locally 914% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $140k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($484k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $484,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.33% ✓
• Cap rate: 20.06%
• Cash-on-cash: 49.16%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 46.9%
• Equity multiple: 3.04×
• Total profit: $285,180
• Equity at exit: $74,403

10-year hold

• IRR: 52.7%
• Equity multiple: 6.18×
• Total profit: $723,785
• Equity at exit: $43,144

Cash invested: $139,720 (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 37830

• Home prices YoY: -33.2%
• Rents YoY: 3.1%
• Active inventory: 189
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $11,611 medium
• Mortgage (P&I): −$2,617
• Tax est. 1.5%: −$624 /mo · $7,485/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,438
• Net cashflow: $5,724

Break-even live

Break-even rent $4,365

Max offer price $499,000

Occupancy floor 46%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	6	—	$11,612
Total (4 units)			$11,611

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $499,000 Active 42 DOM
2. 2026-06-17
   days on market $499,000 Active 41 DOM
3. 2026-06-16
   days on market $499,000 Active 40 DOM
4. 2026-06-15
   days on market $499,000 Active 39 DOM
5. 2026-06-14
   days on market $499,000 Active 37 DOM
6. 2026-06-10
   days on market $499,000 Active 34 DOM
7. 2026-06-09
   days on market $499,000 Active 33 DOM
8. 2026-06-08
   days on market $499,000 Active 32 DOM
9. 2026-06-07
   days on market $499,000 Active 31 DOM
10. 2026-06-03
    days on market $499,000 Active 27 DOM
11. 2026-06-02
    days on market $499,000 Active 26 DOM
12. 2026-06-01
    days on market $499,000 Active 25 DOM
13. 2026-05-31
    days on market $499,000 Active 24 DOM
14. 2026-05-31
    days on market $499,000 Active 23 DOM
15. 2026-05-07
    listed $499,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $139,332
• − Mortgage interest: −$27,952
• − Property taxes: −$7,485
• − Insurance: −$2,495
• − Repairs & maintenance: −$11,147
• − Management: −$11,147
• − Depreciation: −$14,516
• Taxable income: $64,591
• Est. tax owed @ 24.0%: −$15,502
• After-tax cash flow: $53,189/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This multi-family property requires moderate renovations to its kitchen, bathrooms, and exterior. With updates, it has the potential to significantly increase its value for both resale and rental purposes.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen appliances — dated and in need of replacement
• Moderate kitchen flooring — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate bathroom tile — dated and in need of replacement
• Moderate exterior siding — weathered and in need of repainting
• Moderate roof — visible rust and potential water damage
• Moderate HVAC units — visible and may need maintenance or replacement

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen can increase both resale and rental value
• Both bathroom renovation — modernizing the bathrooms can increase both resale and rental value
• Both exterior painting — painting the exterior can improve curb appeal and increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · dated and in need of replacement	Moderate	$3,000–15,000
kitchen flooring · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
bathroom tile · dated and in need of replacement	Moderate	$3,000–15,000
exterior siding · weathered and in need of repainting	Moderate	$3,000–15,000
roof · visible rust and potential water damage	Moderate	$3,000–15,000
HVAC units · visible and may need maintenance or replacement	Moderate	$3,000–15,000
Total estimated repair cost · 8 items		$24,000–120,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen can increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathrooms can increase both resale and rental value ↑
• Both exterior painting — painting the exterior can improve curb appeal and increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Oak Ridge
• NCES district ID: 4703240
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $49,949
• Composite: 30.75/100
• National rank: #6159
• State rank: #23 of 139 in TN

Livability — Oak Ridge

• Score: 78/100
• State rank: #4
• US rank: #2605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Ridge, TN
• County: Anderson County · 33,038 people
• City population: 33,038
• Metro: Knoxville, TN
• Population (ZIP): 33,038
• Household income: $72,269
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 914.0

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 76,963 people
• By 2030: 77,226 · +0.3%
• By 2040: 76,905 · -0.1%
• By 2050: 75,405 · -2.0%
• By 2075: 70,858 · -7.9%
• By 2100: 60,585 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 7% Hispanic / Latino 6% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Slovak 3% Italian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 5% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+35.7) · D 31.5% · R 67.3% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -26.2pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.2 2016: R+34.3 2012: R+29.8 2008: R+26.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -160.89%
• Current HPI: 323.0396
• Rent YoY: ▲ 3.11%
• Metro: Knoxville, TN
• 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

• 2026-05-07 Listed $499,000 Knoxville MLS