614 Mehaffey Rd · Karns, TN 37849

$125,000

2 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 135 Days on market

Built 1930 0.56 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with serious upside potential. This circa-1930 home offers approximately 1,100 square feet on a spacious 0.56-acre lot, providing ample room for renovation, expansion, or long-term rental strategy. The property includes a substantial 28x28 detached garage/workshop (built 1991) located behind the home — ideal for storage, equipment, hobby use, or additional project space. With mature lot size, flexible outdoor area, and a solid accessory structure already in place, this property presents a strong opportunity for investors looking to add value. Being sold AS IS — seller will make no repairs. Bring your vision and unlock the potential.

Key facts

• Spacious lot
• Accessory structure
• Detached garage

Tags

• SPACIOUS LOT
• DETACHED GARAGE
• ACCESSORY STRUCTURE

Property features AI

Exterior

• Parking: Detached parking
• Utilities: Septic tank
• Home design: Not attached to another unit
• Construction: Block construction
• Exterior features: Workshop on the property; Irregular lot with rolling slope; Country setting views

Interior

• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Five total rooms; Vinyl flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Anderson County (town): math 25% / reading 28% proficiency, ranked #75 of 139 in TN (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 19 active listings in the ZIP; solid renter incomes; 400 units permitted in Anderson County in 2024 (91 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1930 — 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 1.33% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.84%
• DSCR: 1.88
• GRM: 6.3

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: 11.9%
• Equity multiple: 1.47×
• Total profit: $16,553
• Equity at exit: $18,638

10-year hold

• IRR: 20.9%
• Equity multiple: 2.76×
• Total profit: $61,657
• Equity at exit: $10,808

Cash invested: $35,000 (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 37849

• Home prices YoY: -22.1%
• Active inventory: 19
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,661 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $579

Break-even live

Break-even rent $928

Max offer price $125,000

Occupancy floor 60%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 135 DOM
2. 2026-06-17
   days on market $125,000 Active 134 DOM
3. 2026-06-16
   days on market $125,000 Active 133 DOM
4. 2026-06-15
   days on market $125,000 Active 132 DOM
5. 2026-06-14
   days on market $125,000 Active 130 DOM
6. 2026-06-13
   pricedays on market $125,000 Active 129 DOM
7. 2026-06-10
   days on market $130,000 Active 127 DOM
8. 2026-06-09
   days on market $130,000 Active 126 DOM
9. 2026-06-08
   days on market $130,000 Active 125 DOM
10. 2026-06-07
    days on market $130,000 Active 124 DOM
11. 2026-06-03
    days on market $130,000 Active 120 DOM
12. 2026-06-02
    days on market $130,000 Active 119 DOM
13. 2026-06-01
    days on market $130,000 Active 118 DOM
14. 2026-05-31
    days on market $130,000 Active 117 DOM
15. 2026-05-31
    days on market $130,000 Active 116 DOM
16. 2026-02-06
    status Active
17. 2026-02-02
    status Pending
18. 2026-01-29
    listed $130,000 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: $309 · $26/mo
• Projected year-2 tax: $888 · $74/mo
• Expected delta: +$578/yr (+$48/mo · 187.2%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $19,931
• − Mortgage interest: −$7,002
• − Property taxes: −$309
• − Insurance: −$625
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$3,636
• Taxable income: $5,170
• Est. tax owed @ 24.0%: −$1,241
• After-tax cash flow: $5,705/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: Anderson County
• NCES district ID: 4700090
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $43,541
• Composite: 22.68/100
• National rank: #8043
• State rank: #75 of 139 in TN

Livability — Karns

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Knox County · 473,959 people
• City population: 31,149
• Metro: Knoxville, TN
• Population (ZIP): 29,375
• Household income: $84,275
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 398.0

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▼ -92.10%
• Current HPI: 325.6584
• Rent YoY: —
• 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

3 events — show timeline

• 2026-02-06 Relisted — Knoxville MLS
• 2026-02-02 Pending — Knoxville MLS
• 2026-01-29 Listed $130,000 Knoxville MLS

Property tax history

-2.8%/yr

Latest (2025): $309 · -11.0% YoY. Source: county tax records.