514 Ranier Dr · Colonial Heights, TN 37663

$100,000

2 bd · 2.0 ba · 2,452 sqft · SingleFamily public records · 11 Days on market

Built 1960 1.23 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity for Multiple Uses. Residential property in the heart of Colonial Heights. House has suffered significant fire damage to the main structure. There are two detached garages one with a finished space attached that is approximately 440 sq feet. No City Taxes! Property is being sold AS IS. Information deemed reliable but not guaranteed.

Key facts

• Updated electrical
• Second structure
• 1.23-acre lot

Tags

• 1.23-ACRE LOT
• HILLTOP LOT
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• SECOND STRUCTURE
• GUEST HOUSE POTENTIAL

Property features AI

Exterior

• Parking: See remarks for parking details
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One level; House under construction / fixer condition
• Construction: Vinyl siding; Roof: see remarks
• Exterior features: Patios/porches: see remarks; Gazebo; Outbuilding; Lot approximately 1.23 acres (approx. dimensions 250 x 231.6); Topography: see remarks; Zoned R-1

Interior

• Flooring: See remarks for flooring details
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (see remarks for details)
• Interior features: Fireplace (3 total); 7 total rooms; See remarks for additional interior details

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $866 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 67/100 on livability (#94 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Sullivan County (suburban): math 17% / reading 24% proficiency, ranked #109 of 139 in TN (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rock Springs Elementary (math 42% / reading 27%, grade F, #319 of 952 statewide, top 37%, 415 students, 0% FRL); Sullivan Heights Middle School (692 students, 0% FRL); West Ridge High School (1,683 students, 0% FRL) — zoned schools average 0% FRL vs 45% district-wide (45 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 34% at this address vs 20% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Sullivan County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 99 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sullivan County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $35k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $100k implies a 163% gain — meaningful room to come down on a strong offer.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1960 — 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. 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.
5. 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.
6. 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: 1.85% ✓
• Cap rate: 16.68%
• Cash-on-cash: 37.09%
• DSCR: 2.65
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $384,964
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Freemont Dr	0.35mi	3/2.0 (+1)	2,241 (-9%)	20mo	$390,000	$174	48
217 Lakeview Cir	0.58mi	3/2.0 (+1)	2,300 (-6%)	21mo	$360,000	$157	40
325 Blue Haven Dr	0.69mi	3/2.5 (+1)	2,702 (+10%)	4mo	$285,000	$105	40
328 Blue Haven Dr	0.73mi	3/2.5 (+1)	2,143 (-13%)	10mo	$285,000	$133	30
505 Dogwood Dr	0.57mi	3/3.5 (+1)	2,116 (-14%)	13mo	$345,000	$163	28

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: 33.0%
• Equity multiple: 2.39×
• Total profit: $38,890
• Equity at exit: $14,910

10-year hold

• IRR: 40.0%
• Equity multiple: 4.74×
• Total profit: $104,718
• Equity at exit: $8,646

Cash invested: $28,000 (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 37663

• Home prices YoY: -26.1%
• Active inventory: 99
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,846 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$27 /mo · $323/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $866

Break-even live

Break-even rent $751

Max offer price $100,000

Occupancy floor 48%

Sensitivity live

Price	-10% $922	-5% $894	+0% $866	+5% $837	+10% $809
Rent	-10% $720	-5% $793	+0% $866	+5% $938	+10% $1,011
Rate	-1.0pp $916	-0.5pp $891	base $866	+0.5pp $840	+1.0pp $813

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1311 Carrberry Ct Kingsport, TN	3.0	2.5	2523	$2,300	$0.91	13d	1	1.40mi

Listing history 10 events

1. 2026-06-19
   days on market $100,000 Active 11 DOM
2. 2026-06-18
   days on market $100,000 Active 10 DOM
3. 2026-06-17
   days on market $100,000 Active 9 DOM
4. 2026-06-16
   days on market $100,000 Active 8 DOM
5. 2026-06-15
   days on market $100,000 Active 7 DOM
6. 2026-06-14
   pricedays on market $100,000 Active 5 DOM
7. 2026-06-13
   days on market $135,000 Active 4 DOM
8. 2026-06-10
   days on market $135,000 Active 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $135,000 Active 1 DOM

ⓘ 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: $323 · $27/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$387/yr (+$32/mo · 119.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,155
• − Mortgage interest: −$5,602
• − Property taxes: −$323
• − Insurance: −$500
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$2,909
• Taxable income: $9,277
• Est. tax owed @ 24.0%: −$2,226
• After-tax cash flow: $8,160/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: Sullivan County
• NCES district ID: 4703990
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 24% ▼ -10.00%
• Median HH income: $43,263
• Composite: 17.66/100
• National rank: #9030
• State rank: #109 of 139 in TN

Livability — Colonial Heights

• Score: 67/100
• State rank: #94
• US rank: #10163

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colonial Heights, TN
• County: Sullivan County · 121,987 people
• Metro: Kingsport-Bristol, TN-VA
• Population (ZIP): 14,230
• Household income: $76,007
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 173.0

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 157,030 people
• By 2030: 156,415 · -0.4%
• By 2040: 153,778 · -2.1%
• By 2050: 149,018 · -5.1%
• By 2075: 138,068 · -12.1%
• By 2100: 119,927 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Serbian 5% Italian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Sullivan

• 2024 margin: Solid R (+55.0) · D 22.0% · R 77.0% · Other 1.0%
• 2008→2024 swing: -13.6pp toward R · 2008: -41.3pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+51.9 2016: R+56.2 2012: R+47.2 2008: R+41.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.38%
• Current HPI: 255.7206
• Rent YoY: —
• Metro: Kingsport-Bristol, TN-VA
• 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

+86.5% since first listed

4 events — show timeline

• 2026-06-08 Listed $135,000 TVRMLS
• 2022-05-27 Sold (MLS) $38,000 TVRMLS
• 2022-04-22 Listed $69,999 TVRMLS
• 1993-05-06 Sold (Public Records) $72,400 Public Records

Property tax history

-8.7%/yr

Latest (2025): $323 · -7.7% YoY. Source: county tax records.