870 High Point Rd · Spring City, TN 37332

$185,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 24 Days on market

Built 1963 0.58 ac lot

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Why this score? — see what drove the D 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 +11.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

Don't miss this cute country charmer! Move in ready with a new roof, HVAC, and water heater makes this turnkey. Enjoy a cozy living space with beautiful hardwood floors that sits on a private, level . 58-acre lot with a detached garage for storage. Seller has new stainless steel appliances on order to go with the home! This is the perfect starter home, retirement home, or income producing property.

Key facts

• All new windows
• 0.58 acre lot
• Built 1963

Tags

• LARGE LEVEL FENCED-IN YARD
• REFINISHED HARDWOOD FLOORS
• ROOF IN EXCELLENT CONDITION
• POWERFUL HVAC CENTRAL HEAT
• ALL NEW WINDOWS
• DETACHED STORAGE SHED

Property features AI

Finance

• HOA & community: No community amenities

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic tank; Electricity connected; Natural gas available; Cable available; Phone available; Water connected; Sewer not available
• Home design: Single family residence; One story; Updated/remodeled condition
• Construction: Wood siding; Metal roof; Block permanent foundation; Built with crawl space
• Exterior features: Porch; Rain gutters; Level, cleared lot; Public maintained county road frontage; Asphalt road surface; Storage shed(s)

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater; Exhaust fan
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Exhaust fan for ventilation; Central air conditioning
• Interior features: Updated/remodeled interior; Accessible central living area; See remarks
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (29.3% below list).
• Recommended offer: $131k (29.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 1.8% in Spring City — 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 70/100 on livability (#50 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Rhea County (rural): math 35% / reading 31% proficiency, ranked #38 of 139 in TN (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 68 active listings in the ZIP; 198 units permitted in Rhea County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.3% local appreciation)).
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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 $134k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,704 (29.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.71% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.53×
• Total profit: $27,305
• Equity at exit: $96,591

10-year hold

• IRR: 10.5%
• Equity multiple: 2.79×
• Total profit: $92,966
• Equity at exit: $160,252

Cash invested: $51,800 (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 37332

• Home prices YoY: 1.1%
• Active inventory: 68
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-118

Break-even live

Break-even rent $1,457

Max offer price $164,130

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-66	+0% $-118	+5% $-171	+10% $-223
Rent	-10% $-221	-5% $-170	+0% $-118	+5% $-67	+10% $-15
Rate	-1.0pp $-25	-0.5pp $-71	base $-118	+0.5pp $-166	+1.0pp $-215

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $185,000 Active 24 DOM
2. 2026-06-18
   days on market $185,000 Active 22 DOM
3. 2026-06-17
   days on market $185,000 Active 21 DOM
4. 2026-06-16
   days on market $185,000 Active 20 DOM
5. 2026-06-15
   days on market $185,000 Active 19 DOM
6. 2026-06-13
   days on market $185,000 Active 17 DOM
7. 2026-06-12
   pricedays on market $185,000 Active 16 DOM
8. 2026-06-09
   days on market $190,000 Active 13 DOM
9. 2026-06-08
   days on market $190,000 Active 12 DOM
10. 2026-06-08
    days on market $190,000 Active 11 DOM
11. 2026-06-07
    days on market $190,000 Active 10 DOM
12. 2026-06-03
    days on market $190,000 Active 7 DOM
13. 2026-06-02
    days on market $190,000 Active 6 DOM
14. 2026-06-01
    days on market $190,000 Active 5 DOM
15. 2026-05-31
    days on market $190,000 Active 4 DOM
16. 2026-05-27
    listed $190,000 Active
17. 2023-09-26
    soldstatus $134,000
18. 2023-09-25
    soldstatus $134,000 401-char remark

    Show marketing remark (400 chars)

    Don't miss this cute country charmer! Move in ready with a new roof, HVAC, and water heater makes this turnkey. Enjoy a cozy living space with beautiful hardwood floors that sits on a private, level .58-acre lot with a detached garage for storage. Seller has new stainless steel appliances on order to go with the home! This is the perfect starter home, retirement home, or income producing property.

19. 2023-09-25
    soldstatus $134,000 400-char remark

    Show marketing remark (400 chars)

    Don't miss this cute country charmer! Move in ready with a new roof, HVAC, and water heater makes this turnkey. Enjoy a cozy living space with beautiful hardwood floors that sits on a private, level .58-acre lot with a detached garage for storage. Seller has new stainless steel appliances on order to go with the home! This is the perfect starter home, retirement home, or income producing property.

20. 2023-08-04
    listed $139,999 401-char remark

    Show marketing remark (401 chars)

    Don't miss this cute country charmer! Move in ready with a new roof, HVAC, and water heater makes this turnkey. Enjoy a cozy living space with beautiful hardwood floors that sits on a private, level . 58-acre lot with a detached garage for storage. Seller has new stainless steel appliances on order to go with the home! This is the perfect starter home, retirement home, or income producing property.

21. 2023-06-29
    soldstatus $125,000
22. 2023-06-28
    soldstatus $125,000
23. 2023-06-28
    soldstatus $125,000
24. 2023-05-26
    listed $119,900
25. 2011-03-03
    soldstatus $33,880
26. 2007-02-20
    soldstatus $58,500
27. 2002-10-15
    soldstatus $39,900
28. 2000-09-06
    soldstatus $48,000

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $1,314 · $109/mo
• Expected delta: +$870/yr (+$72/mo · 195.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,684
• − Mortgage interest: −$10,363
• − Property taxes: −$444
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$5,382
• Taxable loss: −$4,736
• Est. tax savings @ 24.0%: +$1,137
• After-tax cash flow: $-281/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: Rhea County
• NCES district ID: 4703510
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $39,059
• Composite: 27.67/100
• National rank: #6917
• State rank: #38 of 139 in TN

Livability — Spring City

• Score: 70/100
• State rank: #50
• US rank: #7492

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,123

Population outlook (Rhea County) Hauer SSP2

• Today (2025): 33,187 people
• By 2030: 33,482 · +0.9%
• By 2040: 33,786 · +1.8%
• By 2050: 33,730 · +1.6%
• By 2075: 33,603 · +1.3%
• By 2100: 33,312 · +0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Black 2%
• Common ancestry: Serbian 7% Slovak 4% Scottish 1%

Political lean MEDSL · Rhea

• 2024 margin: Solid R (+66.9) · D 16.0% · R 82.9% · Other 1.1%
• 2008→2024 swing: -20.7pp toward R · 2008: -46.2pp · 2024: -66.9pp
• All cycles: 2024: R+66.9 2020: R+63.7 2016: R+61.3 2012: R+48.9 2008: R+46.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.26%
• Current HPI: 398.9351
• Rent YoY: —
• Metro: —
• 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

+295.8% since first listed

13 events — show timeline

• 2026-05-27 Listed $190,000 RCAOR
• 2023-09-26 Sold (Public Records) $134,000 Public Records
• 2023-09-25 Sold (MLS) $134,000 REALTRACS as Distributed by MLS Grid
• 2023-09-25 Sold (MLS) $134,000 RCAOR
• 2023-08-04 Listed $139,999 RCAOR
• 2023-06-29 Sold (Public Records) $125,000 Public Records
• 2023-06-28 Sold (MLS) $125,000 REALTRACS as Distributed by MLS Grid
• 2023-06-28 Sold (MLS) $125,000 RCAOR
• 2023-05-26 Listed $119,900 RCAOR
• 2011-03-03 Sold (Public Records) $33,880 Public Records
• 2007-02-20 Sold (Public Records) $58,500 Public Records
• 2002-10-15 Sold (Public Records) $39,900 Public Records
• 2000-09-06 Sold (Public Records) $48,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $444 · +0.0% YoY. Source: county tax records.