607 Barton St · Johnson City, TN 37604

$149,000

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 88 Days on market

Built 1940 0.35 ac lot $140/sqft · 26% below area Est $201k · 26% 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.2/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Block home with exceptional views and easy access to amenities in Johnson City. Very close to the Johnson City Medical Center, Veterans Administration, Wal-Mart, numerous food stores and ETSU. Home requires significant improvements but has good bones. Home is being sold ''As-is''. All information deemed reliable. Buyer / buyer's agent to verify all information. (1916R/0115S)

Key facts

• Close to etsu
• Exceptional views
• Close to food stores

Tags

• EXCEPTIONAL VIEWS
• EASY ACCESS TO AMENITIES
• CLOSE TO WAL-MART
• CLOSE TO FOOD STORES
• CLOSE TO ETSU

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.1% in Johnson City — 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 76/100 on livability (#8 in TN, #3,349 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A; Watch: crime D, commute F, employment F.
• Johnson City (urban): math 46% / reading 47% proficiency, ranked #9 of 139 in TN (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.5%/yr); 207 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,155 units permitted in Washington County in 2024 (437 in 5+ unit buildings).
• This rent runs 35% of the median local income ($52k/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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washington County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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. 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: 1.02% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.18%
• DSCR: 1.41
• GRM: 8.2

CMA / ARV

• ARV (median comp): $200,742
• List price: $149,000
• Delta: -25.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 North St	0.25mi	2/1.0	1,008 (-5%)	1mo	$262,000	$260	79
619 Barton St	0.10mi	2/1.0	1,000 (-6%)	11mo	$234,900	$235	76
712 Barton St	0.19mi	2/1.0	1,018 (-4%)	10mo	$209,000	$205	75
405 North St	0.17mi	3/1.0 (+1)	966 (-9%)	1mo	$195,000	$202	71
903 North Barton Street St	0.25mi	3/1.0 (+1)	1,012 (-5%)	14mo	$245,000	$242	64
3001 Mayfield Dr	0.67mi	3/2.0 (+1)	1,068 (+0%)	2mo	$310,000	$290	58
1105 Miller St	0.73mi	2/1.0	1,014 (-5%)	1mo	$225,000	$222	58
301 Carter Sells Rd	0.48mi	2/1.0	912 (-14%)	4mo	$212,000	$232	50
2001 Indian Ridge Rd	0.71mi	3/1.0 (+1)	1,008 (-5%)	4mo	$215,000	$213	50
614 Center St #2	0.18mi	2/2.5	1,200 (+13%)	18mo	$1,595	$1	49
263 Faith Cir	0.71mi	3/2.0 (+1)	1,098 (+3%)	9mo	$102,000	$93	45
1400 Rock Garden Rd	0.75mi	2/1.0	925 (-13%)	16mo	$30,000	$32	30

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 · 1.51% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-6,127
• Equity at exit: $22,216

10-year hold

• IRR: 4.1%
• Equity multiple: 1.28×
• Total profit: $11,638
• Equity at exit: $12,883

Cash invested: $41,720 (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 37604

• Home prices YoY: -26.1%
• Rents YoY: 1.5%
• Active inventory: 207
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$781
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $319

Break-even live

Break-even rent $1,112

Max offer price $149,000

Occupancy floor 74%

Sensitivity live

Price	-10% $403	-5% $361	+0% $319	+5% $277	+10% $235
Rent	-10% $199	-5% $259	+0% $319	+5% $379	+10% $439
Rate	-1.0pp $394	-0.5pp $357	base $319	+0.5pp $281	+1.0pp $241

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 N Barton St Johnson City, TN	3.0	1.0	896	$1,650	$1.84	44d	1	0.29mi
2506 McKinley Rd Unit 501 Johnson City, TN	1.0	1.0	736	$1,000	$1.36	21d	1	0.34mi
2512 McKinley Rd Unit 3 Johnson City, TN	3.0	2.5	1277	$1,750	$1.37	44d	1	0.36mi
2512 McKinley Rd Unit 1 Johnson City, TN	3.0	2.5	1277	$1,900	$1.49	44d	1	0.36mi
103 Beech St Unit 15 Johnson City, TN	2.0	1.0	743	$1,150	$1.55	14d	1	0.39mi
2825 McKinley Rd Unit MCKINLEY6 Johnson City, TN	3.0	2.0	1250	$1,250	$1.00	14d	1	0.40mi
2203 McKinley Rd Unit Studio 7 Johnson City, TN	2.0	1.0	1200	$1,535	$1.28	44d	1	0.67mi
2001 Indian Ridge Rd Johnson City, TN	3.0	1.0	1236	$1,800	$1.46	14d	1	0.68mi
1107 Miller St Johnson City, TN	3.0	1.0	980	$1,700	$1.73	44d	1	0.71mi
2802 W Walnut St #5 Johnson City, TN	2.0	2.5	1500	$1,900	$1.27	44d	1	0.73mi
2802 W Walnut St #6 Johnson City, TN	2.0	3.0	1500	$1,800	$1.20	44d	1	0.73mi
707 Carter Sells Rd Unit 4 Johnson City, TN	2.0	1.0	850	$900	$1.06	21d	1	0.81mi
700 Antioch Rd Johnson City, TN	3.0	2.0	1500	$1,900	$1.27	44d	1	0.86mi
1729 Mary St Johnson City, TN	3.0	1.0	890	$1,450	$1.63	44d	1	1.22mi
1408 Knob Creek Rd Unit 7 Johnson City, TN	2.0	1.0	949	$1,250	$1.32	44d	1	1.23mi
1220 Knob Creek Rd Unit 18 Johnson City, TN	2.0	1.5	1200	$1,200	$1.00	14d	1	1.28mi
2229 N Greenwood Dr Johnson City, TN	3.0	2.5	1443	$1,900	$1.32	44d	1	1.32mi
2229 N Greenwood Dr #2 Johnson City, TN	3.0	2.5	1443	$1,900	$1.32	44d	1	1.32mi
829 Hamilton St Johnson City, TN	3.0	2.0	1324	$2,100	$1.59	21d	1	1.35mi
1616 Seminole Dr Johnson City, TN	2.0	1.0	1000	$1,100	$1.10	14d	1	1.41mi
1901 Knob Creek Rd Johnson City, TN	1.0–2.0	1.0–1.5	650	$1,495	$2.30	44d	1	1.45mi

Listing history 5 events

1. 2026-06-02
   days on market $149,000 Active 88 DOM
2. 2026-06-01
   days on market $149,000 Active 87 DOM
3. 2026-05-31
   days on market $149,000 Active 86 DOM
4. 2026-05-30
   days on market $149,000 Active 85 DOM
5. 2026-03-06
   listed $149,000 Active 377-char remark

   Show marketing remark (377 chars)

   Block home with exceptional views and easy access to amenities in Johnson City. Very close to the Johnson City Medical Center, Veterans Administration, Wal-Mart, numerous food stores and ETSU. Home requires significant improvements but has good bones. Home is being sold ''As-is''. All information deemed reliable. Buyer / buyer's agent to verify all information. (1916R/0115S)

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$642/yr (+$53/mo · 154.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 5 d/yr ≥97°F today · 16 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: $18,186
• − Mortgage interest: −$8,346
• − Property taxes: −$416
• − Insurance: −$745
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$4,335
• Taxable income: $1,435
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $3,486/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: Johnson City
• NCES district ID: 4702130
• Math proficiency: 46% ▼ -14.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $37,514
• Composite: 38.69/100
• National rank: #4143
• State rank: #9 of 139 in TN

Livability — Johnson City

• Score: 76/100
• State rank: #8
• US rank: #3349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johnson City, TN
• County: Washington County · 129,006 people
• City population: 99,926
• Metro: Johnson City, TN
• Population (ZIP): 39,097
• Household income: $52,345
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 2254.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 132,816 people
• By 2030: 135,823 · +2.3%
• By 2040: 140,897 · +6.1%
• By 2050: 145,073 · +9.2%
• By 2075: 156,386 · +17.7%
• By 2100: 159,893 · +20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Black 6% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Serbian 3% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+39.5) · D 29.6% · R 69.1% · Other 1.3%
• 2008→2024 swing: -6.0pp toward R · 2008: -33.5pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+36.2 2016: R+42.9 2012: R+38.5 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.73%
• Current HPI: 277.1137
• Rent YoY: ▲ 1.51%
• Metro: Johnson City, 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

• 2026-03-06 Listed $149,000 TVRMLS

Property tax history

-2.7%/yr

Latest (2025): $416 · +0.0% YoY. Source: county tax records.