546 Bays View Ct · Kingsport, TN 37660

$154,000

3 bd · 1.0 ba · 2,016 sqft · SingleFamily public records · 34 Days on market

Built 1963 10,018 sqft lot Est $302k · 49% under

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Rent growth +4.5/5.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-built home has lots of potential with some TLC. Three bedrooms, one bathroom upstairs, den/mini-kitchen, and partially finished bathroom and bedroom downstairs. Home features a back-up Solar Panel / energy system and newer architectural shingles. All appliances and washer/dryer convey with the home

Key facts

• 0.23 acre lot
• Parking
• Built 1963

Property features AI

Exterior

• Parking: Has carport (1 space); Asphalt parking surface
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Aluminum siding; Block foundation
• Exterior features: Shingle roof; Sloped topography

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Eat-in kitchen; Double-pane windows; Walk-out basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $149k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 Jackson Elementary School (math 27% / reading 23%, grade F, #541 of 952 statewide, top 57%, 496 students, 0% FRL); John Sevier Middle School (math 21% / reading 24%, grade F, #172 of 333 statewide, top 52%, 750 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 fast (+8.0%/yr); 239 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).
• At $1,905/mo this rent would consume 46% of the median local household income ($49k/yr) (locally 1384% 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 $1k of loan paydown is wiped out by about $5k 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 + 8.0% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $154k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,380 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.53%
• DSCR: 1.65
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $302,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
629 Jackson St	0.25mi	4/2.5 (+1)	1,904 (-6%)	8mo	$247,736	$130	61
146 Park Dr	0.56mi	3/2.0	2,144 (+6%)	0mo	$353,000	$165	59
438 Sullivan St	0.51mi	4/2.5 (+1)	1,970 (-2%)	2mo	$295,000	$150	59
101 Boulder Ct	0.64mi	3/2.0	1,918 (-5%)	5mo	$380,000	$198	54
717 Holston St	0.50mi	3/1.5	1,790 (-11%)	9mo	$199,000	$111	48
418 Sullivan St	0.54mi	3/2.0	1,824 (-10%)	8mo	$249,000	$137	48
248 Stone Edge Cir	0.56mi	3/2.5	1,798 (-11%)	4mo	$324,900	$181	47
849 Mimosa Dr	0.60mi	3/2.0	1,948 (-3%)	21mo	$312,000	$160	45
645 Jackson St	0.29mi	4/2.0 (+1)	1,724 (-14%)	11mo	$235,000	$136	45
224 Stone Edge Cir	0.56mi	4/3.0 (+1)	1,860 (-8%)	7mo	$310,000	$167	42
932 Cooper St	0.74mi	3/2.0	1,806 (-10%)	12mo	$197,000	$109	34
821 Fairmont Ave	0.63mi	3/3.5	2,300 (+14%)	16mo	$310,000	$135	24

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 · 7.95% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.42×
• Total profit: $18,241
• Equity at exit: $22,962

10-year hold

• IRR: 22.9%
• Equity multiple: 3.41×
• Total profit: $103,914
• Equity at exit: $13,315

Cash invested: $43,120 (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 37660

• Home prices YoY: -24.2%
• Rents YoY: 8.0%
• Active inventory: 239
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$808
• Tax from tax record: −$111 /mo · $1,334/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $522

Break-even live

Break-even rent $1,244

Max offer price $154,000

Occupancy floor 68%

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Hammond Ave Kingsport, TN	3.0	1.0	1696	$1,525	$0.90	21d	1	0.45mi
109 W Wanola Ave Kingsport, TN	3.0	2.0	1600	$2,300	$1.44	13d	1	0.61mi
1104 Tay Sta Kingsport, TN	3.0	3.0	2136	$2,250	$1.05	21d	1	1.11mi
1240 Stamp Lodge Rd Kingsport, TN	4.0	2.5	1991	$2,170	$1.09	21d	1	1.17mi
1441 Gress Mag Mtn Kingsport, TN	3.0	2.5	2218	$2,200	$0.99	21d	1	1.20mi

Listing history 14 events

1. 2026-06-10
   days on market $154,000 Active 34 DOM
2. 2026-06-09
   days on market $154,000 Active 33 DOM
3. 2026-06-08
   days on market $154,000 Active 32 DOM
4. 2026-06-07
   days on market $154,000 Active 31 DOM
5. 2026-06-05
   days on market $154,000 Active 28 DOM
6. 2026-06-03
   days on market $154,000 Active 27 DOM
7. 2026-06-02
   days on market $154,000 Active 26 DOM
8. 2026-06-01
   days on market $154,000 Active 25 DOM
9. 2026-05-31
   days on market $154,000 Active 24 DOM
10. 2026-05-30
    days on market $154,000 Active 23 DOM
11. 2026-05-21
    price $159,000
12. 2026-05-15
    price $169,000
13. 2026-05-07
    listed $179,900 Active
14. 1996-09-27
    soldstatus $54,500

ⓘ 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: $1,334 · $111/mo
• Projected year-2 tax: $1,334 · $111/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,862
• − Mortgage interest: −$8,626
• − Property taxes: −$1,334
• − Insurance: −$770
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$4,480
• Taxable income: $3,993
• Est. tax owed @ 24.0%: −$958
• After-tax cash flow: $5,307/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): 40,996
• Household income: $49,191
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1384.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 4% Black 4% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Slovak 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% 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: ▼ -80.93%
• Current HPI: 252.9821
• Rent YoY: ▲ 7.95%
• 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

+191.7% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $159,000 TVRMLS
• 2026-05-15 Price Changed $169,000 TVRMLS
• 2026-05-07 Listed $179,900 TVRMLS
• 1996-09-27 Sold (Public Records) $54,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,334 · +24.5% YoY. Source: county tax records.