100/102 Howard Ln · Oak Ridge, TN 37830

$280,000

4 bd · 2.0 ba · 1,225 sqft · MultiFamily public records · 254 Days on market

Built 1943 ↓ 14% 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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +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: 2 units. confirmed

Listing remarks

Turn-key investment opportunity in the heart of Oak Ridge! This fully occupied duplex is a proven income producer, featuring two spacious 2-bedroom, 1-bathroom units. Each side is equipped with individual laundry hookups and sits on a generous lot offering ample outdoor space for tenants. With a combined monthly rental income of $1,325 and a history of consistent occupancy, this property is a 'set-and-forget' addition to any portfolio.

Key facts

• Washer and dryer
• Desirable location
• Yard space

Tags

• INCOME PRODUCING DUPLEX
• WASHER AND DRYER
• YARD SPACE
• DESIRABLE LOCATION

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Central electric heating; Central cooling
• Home design: Multifamily property with 2 total units; Address: 100/102 Howard Ln, Oak Ridge, TN
• Construction: Frame construction with brick and vinyl siding
• Exterior features: Vinyl siding; Brick exterior; Frame construction

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Two 2-bedroom units (total 2 units with 2 beds each)
• Flooring: Laminate; Hardwood; Carpet; Tile
• Heating & cooling: Central heating (electric); Central cooling
• Interior features: Washer and dryer included; Microwave; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive. Per door: $283/mo.
• 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 (0.1% below list).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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.
• Zoned schools: Willow Brook Elementary (math 27% / reading 22%, grade F, #546 of 952 statewide, top 61%, 391 students, 0% FRL); Robertsville Middle School (math 32% / reading 31%, grade F, #89 of 333 statewide, top 28%, 702 students, 0% FRL); Oak Ridge High School (math 10% / reading 53%, grade F, #69 of 332 statewide, top 21%, 1,587 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.1%/yr); 189 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 400 units permitted in Anderson County in 2024 (91 in 5+ unit buildings).
• At $2,796/mo this rent would consume 46% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $19k (6%) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.00% ✗
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 8.3

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-9,109
• Equity at exit: $41,749

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $39,255
• Equity at exit: $24,209

Cash invested: $78,400 (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
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $2,796 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $567

Break-even live

Break-even rent $2,079

Max offer price $280,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,796
Total (2 units)			$2,796

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Highland Ave Unit 1 Oak Ridge, TN	3.0	1.0	950	$1,595	$1.68	2d	1	0.07mi
102 Wainwright Rd Oak Ridge, TN	3.0	1.5	1250	$1,295	$1.04	2d	1	0.39mi
113 Wakeman Ln Oak Ridge, TN	3.0	1.0	1100	$1,550	$1.41	2d	1	0.45mi
156 N Illinois Ave Oak Ridge, TN	3.0	2.0	1326	$1,695	$1.28	2d	1	0.46mi
289 Royce Cir Oak Ridge, TN	2.0–3.0	2.0	1063	$1,516	$1.43	2d	3	0.93mi
141 Northwestern Ave Oak Ridge, TN	3.0	2.0	1414	$2,200	$1.56	14d	1	1.27mi
101 E Magnolia Ln Oak Ridge, TN	3.0	1.0	1395	$2,000	$1.43	23d	1	1.39mi
500 Tuskegee Dr Oak Ridge, TN	1.0–3.0	1.0–2.0	950	$1,105	$1.16	2d	1	1.41mi

Listing history 23 events

1. 2026-06-18
   days on market $280,000 Active 254 DOM
2. 2026-06-17
   days on market $280,000 Active 253 DOM
3. 2026-06-16
   days on market $280,000 Active 252 DOM
4. 2026-06-15
   days on market $280,000 Active 251 DOM
5. 2026-06-14
   days on market $280,000 Active 249 DOM
6. 2026-06-10
   days on market $280,000 Active 246 DOM
7. 2026-06-09
   days on market $280,000 Active 245 DOM
8. 2026-06-08
   days on market $280,000 Active 244 DOM
9. 2026-06-07
   days on market $280,000 Active 243 DOM
10. 2026-06-03
    days on market $280,000 Active 239 DOM
11. 2026-06-02
    days on market $280,000 Active 238 DOM
12. 2026-06-01
    days on market $280,000 Active 237 DOM
13. 2026-05-31
    days on market $280,000 Active 236 DOM
14. 2026-05-31
    days on market $280,000 Active 235 DOM
15. 2026-04-16
    price $280,000
16. 2026-02-10
    price $284,000
17. 2026-01-27
    price $289,000
18. 2026-01-14
    price $294,000
19. 2026-01-07
    price $297,000
20. 2025-10-07
    listed $299,000 Active
21. 2025-06-11
    historical
22. 2025-01-22
    price $323,000
23. 2024-12-10
    listed $325,000 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: $686 · $57/mo
• Projected year-2 tax: $1,988 · $166/mo
• Expected delta: +$1,302/yr (+$109/mo · 189.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 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: $33,552
• − Mortgage interest: −$15,684
• − Property taxes: −$686
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,684
• − Management: −$2,684
• − Depreciation: −$8,145
• Taxable income: $2,268
• Est. tax owed @ 24.0%: −$544
• After-tax cash flow: $6,256/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

Price history

-13.8% since first listed

9 events — show timeline

• 2026-04-16 Price Changed $280,000 Knoxville MLS
• 2026-02-10 Price Changed $284,000 Knoxville MLS
• 2026-01-27 Price Changed $289,000 Knoxville MLS
• 2026-01-14 Price Changed $294,000 Knoxville MLS
• 2026-01-07 Price Changed $297,000 Knoxville MLS
• 2025-10-07 Listed $299,000 Knoxville MLS
• 2025-06-11 Listing Removed — Knoxville MLS
• 2025-01-22 Price Changed $323,000 Knoxville MLS
• 2024-12-10 Listed $325,000 Knoxville MLS

Property tax history

-1.3%/yr

Latest (2025): $686 · -28.8% YoY. Source: county tax records.