1921 Hinkle Dr · Morristown, TN 37814

$145,000

3 bd · 2.0 ba · 1,161 sqft · SingleFamily public records · 4 Days on market

Built 1965 0.60 ac lot Est $228k · 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One level living as good as it gets! You won't find another home as well kept and move in ready as this one! This home has more space than you'll know what to do with! You'll love the huge kitchen, formal dining room and large living room! Situated on the perfect lot and located in the heart of Morristown only seconds from the gorgeous Cherokee Lake! You'll absolutely love all that this home offers! New paint and flooring along with a maintenance free exterior! Don't miss out on your chance to own this home before someone else grabs it up! Call for your appointment today! All info is deemed reliable but to be verified.

Key facts

• 0.6 acre lot
• Parking
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 10.7% vs local median 2.9% in Morristown — 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 64/100 on livability (#175 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Hamblen County (urban): math 31% / reading 30% proficiency, ranked #57 of 139 in TN (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: John Hay Elementary (math 42% / reading 32%, grade F, #272 of 952 statewide, top 31%, 266 students, 0% FRL); Meadowview Middle School (math 28% / reading 16%, grade F, #176 of 333 statewide, top 55%, 627 students, 0% FRL); Morristown East High (math 12% / reading 37%, grade F, #129 of 332 statewide, top 43%, 1,572 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 330 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 298 units permitted in Hamblen County in 2024 (48 in 5+ unit buildings).
• This rent runs 39% of the median local income ($56k/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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.90%
• DSCR: 1.71
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $227,556
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3220 Copper Ridge Rd	0.37mi	3/1.0	1,059 (-9%)	12mo	$208,000	$196	54
3301 Lake Forest Dr	0.64mi	3/1.5	1,229 (+6%)	24mo	$199,900	$163	38

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: 6.8%
• Equity multiple: 1.26×
• Total profit: $10,727
• Equity at exit: $21,620

10-year hold

• IRR: 16.1%
• Equity multiple: 2.31×
• Total profit: $53,271
• Equity at exit: $12,537

Cash invested: $40,600 (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 37814

• Home prices YoY: -17.1%
• Active inventory: 330
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,792 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$56 /mo · $678/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $538

Break-even live

Break-even rent $1,111

Max offer price $145,000

Occupancy floor 65%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3383 Mill Wheel Rd Morristown, TN	3.0	1.0	912	$1,650	$1.81	21d	1	0.75mi
3113 Berna Way Morristown, TN	3.0	2.5	1482	$2,300	$1.55	43d	1	1.29mi

Listing history 6 events

1. 2026-04-11
   status Pending
2. 2026-04-07
   listed $145,000 Active
3. 2021-09-24
   soldstatus $178,000 637-char remark

   Show marketing remark (637 chars)

   One level living as good as it gets! You won't find another home as well kept and move in ready as this one! This home has more space than you'll know what to do with! You'll love the huge kitchen, formal dining room and large living room! Situated on the perfect lot and located in the heart of Morristown only seconds from the gorgeous Cherokee Lake! You'll absolutely love all that this home offers! New paint and flooring along with a maintenance free exterior! Don't miss out on your chance to own this home before someone else grabs it up! Call for your appointment today! All info is deemed reliable but to be verified.

4. 2021-09-24
   soldstatus $178,000

   Show marketing remark (637 chars)

   One level living as good as it gets! You won't find another home as well kept and move in ready as this one! This home has more space than you'll know what to do with! You'll love the huge kitchen, formal dining room and large living room! Situated on the perfect lot and located in the heart of Morristown only seconds from the gorgeous Cherokee Lake! You'll absolutely love all that this home offers! New paint and flooring along with a maintenance free exterior! Don't miss out on your chance to own this home before someone else grabs it up! Call for your appointment today! All info is deemed reliable but to be verified.

5. 2021-08-10
   listed $180,000 637-char remark

   Show marketing remark (637 chars)

   One level living as good as it gets! You won't find another home as well kept and move in ready as this one! This home has more space than you'll know what to do with! You'll love the huge kitchen, formal dining room and large living room! Situated on the perfect lot and located in the heart of Morristown only seconds from the gorgeous Cherokee Lake! You'll absolutely love all that this home offers! New paint and flooring along with a maintenance free exterior! Don't miss out on your chance to own this home before someone else grabs it up! Call for your appointment today! All info is deemed reliable but to be verified.

6. 2010-09-02
   soldstatus $70,500

ⓘ 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: $678 · $56/mo
• Projected year-2 tax: $1,030 · $86/mo
• Expected delta: +$352/yr (+$29/mo · 51.8%)

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 10/10 Extreme 42 unhealthy d/yr today · 43 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,500
• − Mortgage interest: −$8,122
• − Property taxes: −$678
• − Insurance: −$725
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$4,218
• Taxable income: $4,317
• Est. tax owed @ 24.0%: −$1,036
• After-tax cash flow: $5,421/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: Hamblen County
• NCES district ID: 4700001
• Math proficiency: 31% ▼ -5.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $39,361
• Composite: 25.61/100
• National rank: #7412
• State rank: #57 of 139 in TN

Livability — Morristown

• Score: 64/100
• State rank: #175
• US rank: #14625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hamblen County · 35,239 people
• City population: 35,239
• Metro: Morristown, TN
• Population (ZIP): 35,239
• Household income: $55,650
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1001.0

Population outlook (Hamblen County) Hauer SSP2

• Today (2025): 65,185 people
• By 2030: 65,707 · +0.8%
• By 2040: 66,189 · +1.5%
• By 2050: 65,798 · +0.9%
• By 2075: 62,642 · -3.9%
• By 2100: 55,702 · -14.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 16% Two or more races 12% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 13% Other Asian/Pacific 1%

Political lean MEDSL · Hamblen

• 2024 margin: Solid R (+58.9) · D 20.1% · R 79.0%
• 2008→2024 swing: -20.5pp toward R · 2008: -38.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+54.0 2016: R+57.2 2012: R+46.4 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.88%
• Current HPI: 299.6486
• Rent YoY: —
• Metro: Morristown, 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

+105.7% since first listed

6 events — show timeline

• 2026-04-11 Pending — TVRMLS
• 2026-04-07 Listed $145,000 TVRMLS
• 2021-09-24 Sold (Public Records) $178,000 Public Records
• 2021-09-24 Sold (MLS) $178,000 TVRMLS
• 2021-08-10 Listed $180,000 TVRMLS
• 2010-09-02 Sold (Public Records) $70,500 Public Records

Property tax history

+5.3%/yr

Latest (2025): $678 · +45.2% YoY. Source: county tax records.