4197 Skyland Dr · Kingsport, TN 37664

$218,000

3 bd · 2.0 ba · 1,629 sqft · SingleFamily public records · 117 Days on market

Built 1953 1.23 ac lot Est $290k · 25% under ↓ 5% 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spectacular Million Dollar views from Front and Back Of this all Brick Home Located on a 1.23 Acre Corner Lot in a Very Convenient Kingsport City Location, Land could be divided into lots with city utilities in place already' This home offers 3 or 4 Bedrooms, and 1 full Bathroom and a half Bathroom on main level with a separate Shower Downstairs in the basement. Large Living Room with Gas Log Fireplace and a 2nd Gas Fireplace in Kitchen/Dining Room, Some Newer Appliances, Original Hardwood Flooring Through-out the home, Downstairs could be finished but is currently unfinished, Newer Architectural Shingle Roof and Newer Guttering, This home Needs some TLC but is priced Reflecting any update

Key facts

• 1.23 acre corner lot
• Gas log fireplace
• Newer guttering

Tags

• 1.23 ACRE CORNER LOT
• GAS LOG FIREPLACE
• ORIGINAL HARDWOOD FLOORING
• NEWER GUTTERING

Property features AI

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family house; Residential property; R 1B zoning
• Construction: Brick construction; Shingle roof; Block foundation; Built with a basement (concrete, crawl space, unfinished, walk-out access)
• Exterior features: Patio; Outbuilding; Level to rolling slope lot

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Total rooms: 8
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heating: Fireplace(s), Natural gas; Cooling: Other
• Interior features: Eat-in kitchen; Entrance foyer; Laminate counters; Pantry; Storm windows; Has view
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/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 $209k (4.1% below list).
• Recommended offer: $198k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.8% in Kingsport — 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 71/100 on livability (#39 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities C-, crime F, commute F.
• Kingsport (urban): math 35% / reading 38% proficiency, ranked #26 of 139 in TN (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Andrew Johnson Elementary School (math 50% / reading 48%, grade D, #133 of 952 statewide, top 14%, 543 students, 0% FRL); Ross N. Robinson Middle School (math 42% / reading 40%, grade F, #37 of 333 statewide, top 12%, 955 students, 0% FRL); Dobyns - Bennett High School (math 23% / reading 56%, grade F, #28 of 332 statewide, top 9%, 2,514 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.7%/yr); 267 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).
• This rent runs 39% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $198,380 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 0.96% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $289,962
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3974 Memorial Blvd	0.19mi	3/2.0	1,755 (+8%)	10mo	$218,000	$124	70
2308 Woodridge Ave	0.24mi	3/2.5	1,529 (-6%)	8mo	$345,400	$226	70
2116 Hawthorne St	0.34mi	2/2.0 (-1)	1,623 (-0%)	10mo	$220,000	$136	70
4150 Cooks Pt	0.32mi	3/2.0	1,765 (+8%)	6mo	$325,000	$184	67
2323 Inglewood Dr	0.47mi	3/2.5	1,716 (+5%)	2mo	$309,000	$180	66
4422 Rustic Way Way	0.36mi	4/2.5 (+1)	1,564 (-4%)	5mo	$259,500	$166	65
2325 Inglewood Dr	0.49mi	3/2.0	1,625 (-0%)	15mo	$289,900	$178	65
4524 June Dr	0.54mi	3/2.5	1,704 (+5%)	10mo	$289,000	$170	57
1700 Ridgeway Dr	0.60mi	3/2.0	1,801 (+11%)	9mo	$240,000	$133	46
4527 Timberlake Ln	0.69mi	3/3.0	1,704 (+5%)	13mo	$250,000	$147	45
4129 Skyland Dr	0.40mi	3/2.0	1,393 (-14%)	15mo	$280,500	$201	45
4619 Merrywood Ave	0.65mi	3/2.0	1,827 (+12%)	9mo	$369,000	$202	42

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 · 3.73% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-17,716
• Equity at exit: $32,505

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $11,601
• Equity at exit: $18,849

Cash invested: $61,040 (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 37664

• Home prices YoY: -24.5%
• Rents YoY: 3.7%
• Active inventory: 267
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,090 medium
• Mortgage (P&I): −$1,143
• Tax from tax record: −$164 /mo · $1,973/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $253

Break-even live

Break-even rent $1,770

Max offer price $218,000

Occupancy floor 83%

Sensitivity live

Price	-10% $376	-5% $314	+0% $253	+5% $191	+10% $129
Rent	-10% $88	-5% $170	+0% $253	+5% $335	+10% $418
Rate	-1.0pp $363	-0.5pp $308	base $253	+0.5pp $196	+1.0pp $139

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3005 Shipley St Kingsport, TN	3.0	1.0	2046	$1,800	$0.88	22d	1	1.19mi
3817 Rockford St Kingsport, TN	3.0	2.0	1616	$2,300	$1.42	22d	1	1.41mi
3711 Apple Grove Cir Kingsport, TN	4.0	2.5	2010	$2,200	$1.09	22d	1	1.49mi

Listing history 23 events

1. 2026-06-21
   days on market $218,000 Active 117 DOM
2. 2026-06-19
   days on market $218,000 Active 115 DOM
3. 2026-06-18
   days on market $218,000 Active 114 DOM
4. 2026-06-17
   days on market $218,000 Active 113 DOM
5. 2026-06-16
   days on market $218,000 Active 112 DOM
6. 2026-06-15
   days on market $218,000 Active 111 DOM
7. 2026-06-14
   days on market $218,000 Active 109 DOM
8. 2026-06-13
   pricedays on market $218,000 Active 108 DOM
9. 2026-06-10
   days on market $228,000 Active 106 DOM
10. 2026-06-09
    days on market $228,000 Active 105 DOM
11. 2026-06-08
    days on market $228,000 Active 104 DOM
12. 2026-06-07
    days on market $228,000 Active 103 DOM
13. 2026-06-05
    days on market $228,000 Active 100 DOM
14. 2026-06-03
    days on market $228,000 Active 99 DOM
15. 2026-06-02
    days on market $228,000 Active 98 DOM
16. 2026-06-01
    days on market $228,000 Active 97 DOM
17. 2026-05-31
    days on market $228,000 Active 96 DOM
18. 2026-05-30
    days on market $228,000 Active 95 DOM
19. 2026-05-23
    price $228,000
20. 2026-05-07
    price $235,000
21. 2026-03-21
    status Active
22. 2026-03-15
    historical Active Under Contract
23. 2026-02-24
    listed $240,000 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: $1,973 · $164/mo
• Projected year-2 tax: $1,973 · $164/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥99°F today · 17 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: $25,081
• − Mortgage interest: −$12,211
• − Property taxes: −$1,973
• − Insurance: −$1,090
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$6,342
• Taxable loss: −$547
• Est. tax savings @ 24.0%: +$131
• After-tax cash flow: $3,164/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: Kingsport
• NCES district ID: 4702190
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $38,017
• Composite: 30.44/100
• National rank: #6233
• State rank: #26 of 139 in TN

Livability — Kingsport

• Score: 71/100
• State rank: #39
• US rank: #6587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingsport, TN
• County: Sullivan County · 121,987 people
• City population: 83,493
• Metro: Kingsport-Bristol, TN-VA
• Population (ZIP): 28,267
• Household income: $63,653
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 739.0

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% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 4% Slovak 3% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Chinese 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: ▼ -85.12%
• Current HPI: 261.7474
• Rent YoY: ▲ 3.73%
• 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

-5.0% since first listed

5 events — show timeline

• 2026-05-23 Price Changed $228,000 TVRMLS
• 2026-05-07 Price Changed $235,000 TVRMLS
• 2026-03-21 Relisted — TVRMLS
• 2026-03-15 Contingent — TVRMLS
• 2026-02-24 Listed $240,000 TVRMLS

Property tax history

+4.1%/yr

Latest (2025): $1,973 · +22.3% YoY. Source: county tax records.