133 Sunrise Dr · Hunter, TN 37643

$289,000

2 bd · 1.0 ba · 1,302 sqft · SingleFamily public records · 30 Days on market

Built 1945 7,750 sqft lot Est $243k · 19% over

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Why this score? — see what drove the D 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 +23.2/30.0
• DSCR +7.4/10.0
• 1% rule +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming, one-level cottage home in the beautiful Stoney Creek area of Elizabethton with low, county-only taxes. Enjoy lovely mountain views from your comfy chair on the covered front porch. This home has been meticulously maintained and is turn-key ready for new ownership. Living and dining rooms feature original hardwood floors; all appliances in the eat-in kitchen convey with the house; both bedrooms feature new carpeting; laundry is conveniently located off the kitchen. Unfinished basement/crawl area has a concrete floor, provides easy access to utilities and offers tons of space for convenient storage. Other storage areas include a detached shed and an attached storage room at the back of the carport. Carport fits up to 2 cars and could be enclosed to create a garage if needed. Nice, level lot and pretty gardens round out the charm of this property. Schedule your private showing today!!

Key facts

• Covered front porch
• Laundry area
• Eat-in kitchen

Tags

• CRAFTSMAN STYLE COTTAGE
• COVERED FRONT PORCH
• MOUNTAIN VIEWS
• ORIGINAL HARDWOOD FLOORS
• EAT-IN KITCHEN
• LAUNDRY AREA

Property features AI

Exterior

• Parking: Attached garage; 2-space carport; Asphalt parking
• Security: Leased security system
• Utilities: Public water; Septic tank
• Home design: Single-family house; One level; Residential zoning; 62 x 125 lot dimensions
• Construction: Aluminum siding; Shingle roof
• Exterior features: Covered front and side porches; Shed(s) / storage; Cleared, level lot; Has a view

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Built-in features; Gas-log fireplace in the living room; Concrete, unfinished basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/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 $280k (3.1% below list).
• Recommended offer: $280k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 8.5% vs local median 3.1% in Hunter — 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 61/100 on livability (#258 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: amenities F, commute F, employment D-.
• Carter County (suburban): math 16% / reading 23% proficiency, ranked #119 of 139 in TN (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hunter Elementary (math 15% / reading 21%, grade F, #697 of 952 statewide, top 74%, 433 students, 0% FRL); Unaka High School (math 12% / reading 32%, grade F, #163 of 332 statewide, top 51%, 315 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 173 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k 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 30 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.
• Current owner paid $140k; list at $289k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $280,000 (3.1% below list)

Questions for the listing agent

1. Built in 1945 — 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 F-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.97% ✗
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $243,474
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Rufus Taylor Rd	0.31mi	3/1.0 (+1)	1,164 (-11%)	7mo	$200,000	$172	57
109 Arrow Dr	0.14mi	3/2.0 (+1)	1,456 (+12%)	22mo	$226,000	$155	46
171 Echo Dr	0.71mi	3/2.0 (+1)	1,400 (+8%)	3mo	$335,000	$239	43
307 Riverwood Cir	0.66mi	3/2.0 (+1)	1,300 (-0%)	20mo	$327,000	$252	43
158 El Bowers Road Rd	0.67mi	3/2.0 (+1)	1,428 (+10%)	20mo	$264,000	$185	27
221 Blue Springs Rd	0.64mi	3/2.5 (+1)	1,456 (+12%)	17mo	$383,900	$264	26
251 Sunrise Dr	0.54mi	3/2.0 (+1)	1,495 (+15%)	23mo	$280,000	$187	22

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-13,739
• Equity at exit: $43,091

10-year hold

• IRR: 5.1%
• Equity multiple: 1.37×
• Total profit: $30,241
• Equity at exit: $24,987

Cash invested: $80,920 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $522

Break-even live

Break-even rent $2,139

Max offer price $289,000

Occupancy floor 76%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Bishop Hollow Rd Elizabethton, TN	3.0	2.0	1760	$2,800	$1.59	13d	1	1.33mi

Listing history 29 events

1. 2026-06-19
   days on market $289,000 Active 30 DOM
2. 2026-06-18
   days on market $289,000 Active 29 DOM
3. 2026-06-17
   days on market $289,000 Active 28 DOM
4. 2026-06-16
   days on market $289,000 Active 27 DOM
5. 2026-06-15
   days on market $289,000 Active 26 DOM
6. 2026-06-14
   days on market $289,000 Active 24 DOM
7. 2026-06-13
   pricedays on market $289,000 Active 23 DOM
8. 2026-06-10
   days on market $299,000 Active 21 DOM
9. 2026-06-09
   days on market $299,000 Active 20 DOM
10. 2026-06-08
    days on market $299,000 Active 19 DOM
11. 2026-06-07
    days on market $299,000 Active 18 DOM
12. 2026-06-03
    days on market $299,000 Active 14 DOM
13. 2026-06-02
    days on market $299,000 Active 13 DOM
14. 2026-06-01
    days on market $299,000 Active 12 DOM
15. 2026-06-01
    status $299,000 Active 11 DOM
16. 2026-05-31
    days on market $299,000 Active Under Contract 11 DOM
17. 2026-05-30
    days on market $299,000 Active Under Contract 10 DOM
18. 2026-05-21
    historical Active Under Contract
19. 2026-05-20
    listed $299,000 Active
20. 2020-08-26
    soldstatus $139,900
21. 2020-08-21
    soldstatus $139,900 904-char remark

    Show marketing remark (904 chars)

    Charming, one-level cottage home in the beautiful Stoney Creek area of Elizabethton with low, county-only taxes. Enjoy lovely mountain views from your comfy chair on the covered front porch. This home has been meticulously maintained and is turn-key ready for new ownership. Living and dining rooms feature original hardwood floors; all appliances in the eat-in kitchen convey with the house; both bedrooms feature new carpeting; laundry is conveniently located off the kitchen. Unfinished basement/crawl area has a concrete floor, provides easy access to utilities and offers tons of space for convenient storage. Other storage areas include a detached shed and an attached storage room at the back of the carport. Carport fits up to 2 cars and could be enclosed to create a garage if needed. Nice, level lot and pretty gardens round out the charm of this property. Schedule your private showing today!!

22. 2020-07-01
    listed $139,900 904-char remark

    Show marketing remark (904 chars)

    Charming, one-level cottage home in the beautiful Stoney Creek area of Elizabethton with low, county-only taxes. Enjoy lovely mountain views from your comfy chair on the covered front porch. This home has been meticulously maintained and is turn-key ready for new ownership. Living and dining rooms feature original hardwood floors; all appliances in the eat-in kitchen convey with the house; both bedrooms feature new carpeting; laundry is conveniently located off the kitchen. Unfinished basement/crawl area has a concrete floor, provides easy access to utilities and offers tons of space for convenient storage. Other storage areas include a detached shed and an attached storage room at the back of the carport. Carport fits up to 2 cars and could be enclosed to create a garage if needed. Nice, level lot and pretty gardens round out the charm of this property. Schedule your private showing today!!

23. 2018-09-04
    soldstatus $102,000
24. 2018-08-31
    soldstatus $102,000 356-char remark

    Show marketing remark (356 chars)

    Wonderful updated one-story home on level lot in beautiful area! Huge living room leads to two covered porches. Formal dining room as well as breakfast nook in large, remodeled kitchen. Separate laundry room. Additional storage room off carport. Roof is one year old. Central location, just minutes to all Johnson City amenities! Buyer to verify all info.

25. 2018-06-25
    listed $105,000 356-char remark

    Show marketing remark (356 chars)

    Wonderful updated one-story home on level lot in beautiful area! Huge living room leads to two covered porches. Formal dining room as well as breakfast nook in large, remodeled kitchen. Separate laundry room. Additional storage room off carport. Roof is one year old. Central location, just minutes to all Johnson City amenities! Buyer to verify all info.

26. 2015-03-02
    soldstatus $73,000
27. 2015-02-26
    soldstatus $73,000
28. 2014-12-05
    listed $69,000
29. 2003-08-08
    soldstatus $54,900

ⓘ 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: $650 · $54/mo
• Projected year-2 tax: $2,052 · $171/mo
• Expected delta: +$1,402/yr (+$117/mo · 215.7%)

ⓘ 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 4/10 Moderate 8 d/yr ≥98°F today · 23 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: $33,600
• − Mortgage interest: −$16,188
• − Property taxes: −$650
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$8,407
• Taxable income: $1,533
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $5,894/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: Carter County
• NCES district ID: 4700510
• Math proficiency: 16% ▼ -19.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $33,744
• Composite: 15.92/100
• National rank: #9253
• State rank: #119 of 139 in TN

Livability — Hunter

• Score: 61/100
• State rank: #258
• US rank: #18321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hunter, TN
• 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

+444.6% since first listed

12 events — show timeline

• 2026-05-21 Contingent — TVRMLS
• 2026-05-20 Listed $299,000 TVRMLS
• 2020-08-26 Sold (Public Records) $139,900 Public Records
• 2020-08-21 Sold (MLS) $139,900 TVRMLS
• 2020-07-01 Listed $139,900 TVRMLS
• 2018-09-04 Sold (Public Records) $102,000 Public Records
• 2018-08-31 Sold (MLS) $102,000 TVRMLS
• 2018-06-25 Listed $105,000 TVRMLS
• 2015-03-02 Sold (Public Records) $73,000 Public Records
• 2015-02-26 Sold (MLS) $73,000 TVRMLS
• 2014-12-05 Listed $69,000 TVRMLS
• 2003-08-08 Sold (Public Records) $54,900 Public Records

Property tax history

+2.8%/yr

Latest (2025): $650 · +0.0% YoY. Source: county tax records.