549 Peoples Rd · Bristol, TN 37620

$108,000

3 bd · 2.0 ba · 1,438 sqft · Manufactured public records · 57 Days on market

Built 1993 0.35 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 +3.7/5.0
• 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

549 Peoples Rd is a spacious 3 bed, 2 bath doublewide unit in a beautiful Bristol neighborhood. Properties in the area sell for $270,000+. This property is in perfectly livable condition, and some renovation and upkeep could turn this property into a perfect family home! See disclaimer in documents section.

Key facts

• 0.35 acre lot
• Built 1993
• Listed 57 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $108k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $105k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 3.8% in Bristol — 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 73/100 on livability (#24 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D+, commute 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.
• Market conditions: 253 active listings in the ZIP; 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).
• This rent runs 35% of the median local income ($56k/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 $747 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 $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $12k; list at $108k implies a 800% gain — meaningful room to come down on a strong offer.

Recommended offer $104,760 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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: 1.54% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.67%
• DSCR: 2.19
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.5%
• Equity multiple: 1.84×
• Total profit: $25,269
• Equity at exit: $16,103

10-year hold

• IRR: 28.7%
• Equity multiple: 3.55×
• Total profit: $76,961
• Equity at exit: $9,338

Cash invested: $30,240 (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 37620

• Active inventory: 253
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,658 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$26 /mo · $317/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $672

Break-even live

Break-even rent $807

Max offer price $108,000

Occupancy floor 54%

Sensitivity live

Price	-10% $733	-5% $703	+0% $672	+5% $642	+10% $611
Rent	-10% $541	-5% $607	+0% $672	+5% $738	+10% $803
Rate	-1.0pp $727	-0.5pp $700	base $672	+0.5pp $644	+1.0pp $616

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-03
   price $108,000 309-char remark

   Show marketing remark (309 chars)

   549 Peoples Rd is a spacious 3 bed, 2 bath doublewide unit in a beautiful Bristol neighborhood. Properties in the area sell for $270,000+. This property is in perfectly livable condition, and some renovation and upkeep could turn this property into a perfect family home! See disclaimer in documents section.

2. 2026-04-01
   status Active 309-char remark

   Show marketing remark (309 chars)

   549 Peoples Rd is a spacious 3 bed, 2 bath doublewide unit in a beautiful Bristol neighborhood. Properties in the area sell for $270,000+. This property is in perfectly livable condition, and some renovation and upkeep could turn this property into a perfect family home! See disclaimer in documents section.

3. 2026-03-24
   status Pending 309-char remark

   Show marketing remark (309 chars)

   549 Peoples Rd is a spacious 3 bed, 2 bath doublewide unit in a beautiful Bristol neighborhood. Properties in the area sell for $270,000+. This property is in perfectly livable condition, and some renovation and upkeep could turn this property into a perfect family home! See disclaimer in documents section.

4. 2026-03-18
   listed $110,000 Active 309-char remark

   Show marketing remark (309 chars)

   549 Peoples Rd is a spacious 3 bed, 2 bath doublewide unit in a beautiful Bristol neighborhood. Properties in the area sell for $270,000+. This property is in perfectly livable condition, and some renovation and upkeep could turn this property into a perfect family home! See disclaimer in documents section.

5. 1995-03-10
   soldstatus $12,000

ⓘ 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: $317 · $26/mo
• Projected year-2 tax: $767 · $64/mo
• Expected delta: +$450/yr (+$37/mo · 141.9%)

ⓘ 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 7 d/yr ≥99°F today · 19 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: $19,898
• − Mortgage interest: −$6,050
• − Property taxes: −$317
• − Insurance: −$540
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$3,142
• Taxable income: $6,666
• Est. tax owed @ 24.0%: −$1,600
• After-tax cash flow: $6,466/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 — Bristol

• Score: 73/100
• State rank: #24
• US rank: #5413

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sullivan County · 121,987 people
• City population: 38,494
• Metro: Kingsport-Bristol, TN-VA
• Population (ZIP): 38,494
• Household income: $56,128
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 724.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Serbian 3% Slovak 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -294.12%
• Current HPI: 263.38
• 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

+800.0% since first listed

5 events — show timeline

• 2026-05-03 Price Changed $108,000 TVRMLS
• 2026-04-01 Relisted — TVRMLS
• 2026-03-24 Pending — TVRMLS
• 2026-03-18 Listed $110,000 TVRMLS
• 1995-03-10 Sold (Public Records) $12,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $317 · +32.1% YoY. Source: county tax records.