1614 Burgie St St · Elizabethton, TN 37643

$172,000

2 bd · 1.0 ba · 1,233 sqft · SingleFamily public records · 232 Days on market

Built 1943 6,670 sqft lot Est $270k · 36% under ↓ 9% since listing

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Why this score? — see what drove the C- 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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on Market no fault of seller. LOCATION, LOCATION, LOCATION. Welcome to this charming 2-bedroom, 1-bath home filled with updates. Featuring two driveway entrances--one from the front and one from the back--plus a convenient one-car garage with a new garage door and opener accessible from the front. A beautifully refreshed main floor featuring newer windows, flooring, ceilings, and a fully remodeled bathroom with an updated sink, shower, shelving, and medicine cabinet. The kitchen shines with newer cabinets, counters, and cupboards, making it truly move-in ready. The second level offers incredible potential for a remodel, with plumbing already in place for an additional bathroom and sink

Key facts

• Newer cabinets
• Quiet cul-de-sac
• 6,670 sq ft lot

Tags

• TWO DRIVEWAY ENTRANCES
• FULLY REMODELED BATHROOM
• NEWER CABINETS
• PLUMBING ALREADY IN PLACE
• QUIET CUL-DE-SAC
• WESTSIDE SCHOOL DISTRICT

Property features AI

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Natural gas available; Electricity connected; Water connected
• Home design: Single-family residence; Two-story house; Entry level information not provided; Facing direction not provided
• Construction: Block and plaster construction; Composition shingle roof; Below-grade finished area present
• Exterior features: Sloped topography; Lot dimensions approximately 58 x 115; Zoned RES

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Double pane windows; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $76 ($917/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (16.7% below list).
• Recommended offer: $143k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.7% in Elizabethton — 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 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: West Side Elementary (math 52% / reading 57%, grade C, #92 of 952 statewide, top 10%, 371 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 232 days — a 12% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,235 (16.7% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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. 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?
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: 0.83% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $270,027
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 Division St	0.37mi	2/1.0	1,224 (-1%)	19mo	$227,000	$185	66
421 Field Rd	0.31mi	2/2.0	1,180 (-4%)	15mo	$199,000	$169	62
400 Carter Blvd Blvd	0.42mi	2/1.5	1,276 (+4%)	16mo	$255,000	$200	60
2013 Katelyn Dr	0.65mi	3/2.0 (+1)	1,276 (+4%)	0mo	$310,000	$243	55
375 Pine Hill Rd	0.46mi	2/1.5	1,334 (+8%)	10mo	$200,000	$150	54
542 Division St	0.53mi	3/2.0 (+1)	1,260 (+2%)	21mo	$337,500	$268	45
711 Parkway Blvd	0.72mi	3/2.0 (+1)	1,334 (+8%)	2mo	$317,500	$238	42
169 Mays Rd	0.60mi	3/2.0 (+1)	1,270 (+3%)	20mo	$330,000	$260	41
1752 Sylvan Hill Rd	0.30mi	3/2.0 (+1)	1,112 (-10%)	24mo	$257,900	$232	41
1718 Field Rd	0.36mi	3/2.0 (+1)	1,372 (+11%)	22mo	$280,000	$204	37
526 Jobe Rd	0.48mi	3/2.0 (+1)	1,370 (+11%)	20mo	$299,999	$219	33

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-23,066
• Equity at exit: $25,646

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-14,065
• Equity at exit: $14,871

Cash invested: $48,160 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$902
• Tax from tax record: −$82 /mo · $978/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $76

Break-even live

Break-even rent $1,336

Max offer price $172,000

Occupancy floor 90%

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Pine Hill Rd Elizabethton, TN	2.0	1.0	1200	$1,800	$1.50	13d	1	0.54mi
537 Jena Beth Dr Unit 4 Elizabethton, TN	2.0	1.0	720	$875	$1.22	20d	1	0.92mi
115 Towneview Estates Dr Unit 01 Elizabethton, TN	2.0	1.0	830	$1,000	$1.20	13d	1	1.05mi
1541 Southside Rd Apt 4 Elizabethton, TN	3.0	2.0	1300	$1,398	$1.08	13d	1	1.30mi

Listing history 24 events

1. 2026-06-19
   days on market $172,000 Active 232 DOM
2. 2026-06-18
   days on market $172,000 Active 231 DOM
3. 2026-06-17
   days on market $172,000 Active 230 DOM
4. 2026-06-16
   days on market $172,000 Active 229 DOM
5. 2026-06-15
   days on market $172,000 Active 228 DOM
6. 2026-06-14
   days on market $172,000 Active 226 DOM
7. 2026-06-13
   days on market $172,000 Active 225 DOM
8. 2026-06-10
   days on market $172,000 Active 223 DOM
9. 2026-06-09
   days on market $172,000 Active 222 DOM
10. 2026-06-08
    days on market $172,000 Active 221 DOM
11. 2026-06-07
    days on market $172,000 Active 220 DOM
12. 2026-06-05
    days on market $172,000 Active 217 DOM
13. 2026-06-03
    days on market $172,000 Active 216 DOM
14. 2026-06-02
    days on market $172,000 Active 215 DOM
15. 2026-06-01
    days on market $172,000 Active 214 DOM
16. 2026-05-31
    days on market $172,000 Active 213 DOM
17. 2026-05-30
    days on market $172,000 Active 212 DOM
18. 2026-05-09
    price $172,000
19. 2026-04-30
    status Active
20. 2026-04-22
    historical Active Under Contract
21. 2026-04-02
    price $175,000
22. 2026-02-18
    price $179,500
23. 2026-01-15
    price $187,000
24. 2025-10-30
    listed $190,000 Active

ⓘ 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: $978 · $82/mo
• Projected year-2 tax: $1,221 · $102/mo
• Expected delta: +$243/yr (+$20/mo · 24.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 21 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: $17,188
• − Mortgage interest: −$9,635
• − Property taxes: −$978
• − Insurance: −$860
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$5,004
• Taxable loss: −$2,038
• Est. tax savings @ 24.0%: +$489
• After-tax cash flow: $1,406/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

-9.5% since first listed

7 events — show timeline

• 2026-05-09 Price Changed $172,000 TVRMLS
• 2026-04-30 Relisted — TVRMLS
• 2026-04-22 Contingent — TVRMLS
• 2026-04-02 Price Changed $175,000 TVRMLS
• 2026-02-18 Price Changed $179,500 TVRMLS
• 2026-01-15 Price Changed $187,000 TVRMLS
• 2025-10-30 Listed $190,000 TVRMLS

Property tax history

+1.5%/yr

Latest (2025): $978 · +2.3% YoY. Source: county tax records.