147 Waddell Cir · Oak Ridge, TN 37830

$1

None bd · None ba · 59,782 sqft · MultiFamily · 150 Days on market

Built 2024

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

This 70 unit single family and multifamily portfolio is located across Oak Ridge, Harriman, and Knoxville, TN. The property includes ten quadplexes, eight single family rentals, six duplexes, one 10-unit apartment building, and one vacant lot. The portfolio is near 100% occupancy and over half the units have been recently renovated. This portfolio is primarily located in Oak Ridge, Tennessee, a community best known as the home of Oak Ridge National Laboratory—the largest science and energy laboratory in the United States. The local economy is strongly driven by science, technology, and advanced manufacturing, providing a stable employment base. In the past year, billions of dollars ha

Key facts

• Built 2024
• Listed 150 days

Property features AI

Finance

• Financial info: Building area: 59,782 (source: tax records)

Exterior

• Parking: On-premise parking
• Utilities: Natural gas heating; Central cooling
• Home design: Multifamily building with 70 total units; Building area reported from tax records
• Construction: Frame construction
• Exterior features: Frame construction

Interior

• Flooring: Vinyl
• Heating & cooling: Central heating (natural gas); Central cooling
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a multifamily listed at $1.

Deal economics

• At list price, monthly cash flow is $6k ($69k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $1).
• Cap rate 6874894.0% vs local median 3.4% in Oak Ridge — 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 78/100 on livability (#4 in TN, #2,605 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools C-, commute F.
• Oak Ridge (suburban): math 34% / reading 37% proficiency, ranked #23 of 139 in TN (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.1%/yr); 189 active listings in the ZIP; 400 units permitted in Anderson County in 2024 (91 in 5+ unit buildings).
• At $7,252/mo this rent would consume 120% of the median local household income ($72k/yr) (locally 914% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $0 of loan paydown is wiped out by about $0 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 725200.00% ✓
• Cap rate: 6874894.00%
• Cash-on-cash: 24553170.38%
• DSCR: 1092478.92
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.11% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 1306431.27×
• Total profit: $365,800
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 2829047.26×
• Total profit: $792,133
• Equity at exit: $0

Cash invested: $0 (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 37830

• Home prices YoY: -33.2%
• Rents YoY: 3.1%
• Active inventory: 189

Monthly cashflow live

• Estimated rent: $7,252 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,523
• Net cashflow: $5,729

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

Sensitivity live

Price	-10% $5,729	-5% $5,729	+0% $5,729	+5% $5,729	+10% $5,729
Rent	-10% $5,156	-5% $5,443	+0% $5,729	+5% $6,016	+10% $6,302
Rate	-1.0pp $5,729	-0.5pp $5,729	base $5,729	+0.5pp $5,729	+1.0pp $5,729

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$7,252
Total (4 units)			$7,252

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $1 Active 150 DOM
2. 2026-06-17
   days on market $1 Active 149 DOM
3. 2026-06-16
   days on market $1 Active 148 DOM
4. 2026-06-15
   days on market $1 Active 147 DOM
5. 2026-06-14
   days on market $1 Active 145 DOM
6. 2026-06-10
   days on market $1 Active 142 DOM
7. 2026-06-09
   days on market $1 Active 141 DOM
8. 2026-06-08
   days on market $1 Active 140 DOM
9. 2026-06-07
   days on market $1 Active 139 DOM
10. 2026-06-03
    days on market $1 Active 135 DOM
11. 2026-06-02
    days on market $1 Active 134 DOM
12. 2026-06-01
    days on market $1 Active 133 DOM
13. 2026-05-31
    days on market $1 Active 132 DOM
14. 2026-05-31
    days on market $1 Active 131 DOM
15. 2026-01-19
    listed $1 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $87,024
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$6,962
• − Management: −$6,962
• − Depreciation: −$0
• Taxable income: $73,100
• Est. tax owed @ 24.0%: −$17,544
• After-tax cash flow: $51,205/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: Oak Ridge
• NCES district ID: 4703240
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $49,949
• Composite: 30.75/100
• National rank: #6159
• State rank: #23 of 139 in TN

Livability — Oak Ridge

• Score: 78/100
• State rank: #4
• US rank: #2605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Ridge, TN
• County: Anderson County · 33,038 people
• City population: 33,038
• Metro: Knoxville, TN
• Population (ZIP): 33,038
• Household income: $72,269
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 914.0

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 (80%)
• Race & ethnicity: White 80% Two or more races 7% Hispanic / Latino 6% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Slovak 3% Italian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 5% Chinese 1% German/W. Germanic 1%

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: ▼ -160.89%
• Current HPI: 323.0396
• Rent YoY: ▲ 3.11%
• 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