529 Fulton Ave Ave · Kingsport, TN 37660

$195,000

2 bd · 1.0 ba · 1,418 sqft · SingleFamily public records · 142 Days on market

Built 1951 6,534 sqft lot Est $238k · 18% under

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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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Rent growth +4.5/5.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Sellers- Great opportunity In Kingsport! Welcome to 529 Fulton Avenue, Kingsport, TN 37660! Pictures coming 2-6-2026. A well cared for energy efficient home with major updates already completed. Features include a nearly new HVAC system (approx. 1 year old), roof approx. 2 years old, new attic insulation, updated ceiling and new electrical wiring in the attic. windows are approx 10 years old, helping keep the winter electric bill around $140. Additional highlights include new paint, new walls, gas logs, plumbing in place for an upstairs stackable washer/dryer. It is listed as a 2bd/1bath. But all plumbing has been done to easily put a second bathroom downstairs and finish out to h

Key facts

• Updated ceiling
• New paint
• New attic insulation

Tags

• ENERGY EFFICIENT HOME
• NEARLY NEW HVAC SYSTEM
• NEW ATTIC INSULATION
• UPDATED CEILING
• NEW ELECTRICAL WIRING
• NEW PAINT

Property features AI

Exterior

• Parking: Attached garage (1 car); Driveway (concrete)
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Single family residence (house); Level and rolling slope topography; Zoned R 1C
• Construction: Frame construction with vinyl siding; Metal roof; Below-grade finished area present (340); Built as a house
• Exterior features: Balcony; Storm door(s)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Fireplace heating option; Central air; Heat pump; Ceiling fans
• Interior features: Double pane windows; Fireplace (1); Range; Refrigerator
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/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 $173k (11.4% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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); 240 active listings in the ZIP; 12 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 42% of the median local income ($49k/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 $1k of loan paydown is wiped out by about $6k 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 $55k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $195k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 0.89% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $238,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
533 Bellvue Ave	0.06mi	2/2.0	1,624 (+14%)	0mo	$160,000	$99	69
830 Fairview Ave	0.33mi	3/2.0 (+1)	1,484 (+5%)	3mo	$235,000	$158	65
1313 Putnam St	0.11mi	3/1.5 (+1)	1,551 (+9%)	12mo	$219,000	$141	62
634 Riverside Ave	0.27mi	3/2.0 (+1)	1,288 (-9%)	2mo	$217,000	$168	61
817 Mimosa Dr	0.31mi	3/2.0 (+1)	1,537 (+8%)	3mo	$268,000	$174	60
562 Lovedale Dr	0.64mi	3/1.0 (+1)	1,437 (+1%)	5mo	$162,000	$113	59
545 Bays View Rd	0.65mi	3/1.5 (+1)	1,443 (+2%)	3mo	$276,000	$191	58
1413 Gress Mag Mtn	0.52mi	3/2.0 (+1)	1,318 (-7%)	2mo	$290,000	$220	54
1016 Whippoorwill Ln	0.47mi	3/2.0 (+1)	1,527 (+8%)	4mo	$223,900	$147	53
1024 Walnut Ave	0.47mi	3/2.0 (+1)	1,286 (-9%)	9mo	$240,000	$187	46
557 Jackson St	0.61mi	3/1.5 (+1)	1,234 (-13%)	3mo	$234,900	$190	40
414 Sullivan St	0.68mi	3/2.0 (+1)	1,608 (+13%)	2mo	$200,000	$124	36

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: -4.8%
• Equity multiple: 0.81×
• Total profit: $-10,305
• Equity at exit: $29,075

10-year hold

• IRR: 9.4%
• Equity multiple: 1.87×
• Total profit: $47,661
• Equity at exit: $16,860

Cash invested: $54,600 (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: 240
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $194

Break-even live

Break-even rent $1,482

Max offer price $195,000

Occupancy floor 84%

Sensitivity live

Price	-10% $304	-5% $249	+0% $194	+5% $139	+10% $83
Rent	-10% $57	-5% $126	+0% $194	+5% $262	+10% $330
Rate	-1.0pp $292	-0.5pp $243	base $194	+0.5pp $143	+1.0pp $92

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 W Sullivan St Kingsport, TN	1.0–3.0	1.0–2.0	988	$1,647	$1.67	14d	16	0.54mi
206 Hammond Ave Kingsport, TN	3.0	1.0	1696	$1,525	$0.90	22d	1	0.56mi
724 Teasel Dr Kingsport, TN	1.0–2.0	1.0	927	$999	$1.08	22d	1	0.85mi
109 W Wanola Ave Kingsport, TN	3.0	2.0	1600	$2,300	$1.44	14d	1	0.91mi
116 E Market St Unit 4 Kingsport, TN	2.0	1.0	1090	$1,395	$1.28	22d	1	0.95mi
124 Bloomingdale Pike Kingsport, TN	1.0–2.0	1.0–1.5	878	$1,300	$1.48	14d	1	1.04mi
453 E Main St #400 Kingsport, TN	2.0	2.0	1292	$2,220	$1.72	22d	1	1.19mi
453 E Main St Kingsport, TN	2.0	2.0	1350	$2,875	$2.13	22d	1	1.19mi
453 E Main St Unit 900 Kingsport, TN	2.0	2.0	1247	$2,240	$1.80	22d	1	1.19mi
453 E Main St Unit 700 Kingsport, TN	2.0	2.0	1292	$2,252	$1.74	22d	1	1.19mi
453 E Main St #300 Kingsport, TN	2.0	2.0	1292	$2,172	$1.68	22d	1	1.19mi
1040 Tiptop Ave Kingsport, TN	2.0–3.0	2.0	947	$960	$1.01	14d	1	1.25mi

Listing history 24 events

1. 2026-06-21
   days on market $195,000 Active 142 DOM
2. 2026-06-19
   days on market $195,000 Active 140 DOM
3. 2026-06-18
   days on market $195,000 Active 139 DOM
4. 2026-06-17
   days on market $195,000 Active 138 DOM
5. 2026-06-16
   days on market $195,000 Active 137 DOM
6. 2026-06-15
   days on market $195,000 Active 136 DOM
7. 2026-06-14
   days on market $195,000 Active 134 DOM
8. 2026-06-13
   days on market $195,000 Active 133 DOM
9. 2026-06-10
   days on market $195,000 Active 131 DOM
10. 2026-06-09
    days on market $195,000 Active 130 DOM
11. 2026-06-08
    days on market $195,000 Active 129 DOM
12. 2026-06-07
    days on market $195,000 Active 128 DOM
13. 2026-06-05
    days on market $195,000 Active 125 DOM
14. 2026-06-03
    days on market $195,000 Active 124 DOM
15. 2026-06-02
    days on market $195,000 Active 123 DOM
16. 2026-06-01
    days on market $195,000 Active 122 DOM
17. 2026-05-31
    days on market $195,000 Active 121 DOM
18. 2026-05-30
    days on market $195,000 Active 120 DOM
19. 2026-04-21
    price $195,000
20. 2026-03-10
    price $199,000
21. 2026-03-04
    price $212,000
22. 2026-01-30
    listed $215,000 Active
23. 2016-08-30
    soldstatus $72,500
24. 2013-12-17
    soldstatus $65,000

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $1,384 · $115/mo
• Expected delta: +$577/yr (+$48/mo · 71.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 22 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: $20,733
• − Mortgage interest: −$10,923
• − Property taxes: −$808
• − Insurance: −$975
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$5,673
• Taxable loss: −$963
• Est. tax savings @ 24.0%: +$231
• After-tax cash flow: $2,556/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

+200.0% since first listed

6 events — show timeline

• 2026-04-21 Price Changed $195,000 TVRMLS
• 2026-03-10 Price Changed $199,000 TVRMLS
• 2026-03-04 Price Changed $212,000 TVRMLS
• 2026-01-30 Listed $215,000 TVRMLS
• 2016-08-30 Sold (Public Records) $72,500 Public Records
• 2013-12-17 Sold (Public Records) $65,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $808 · -8.6% YoY. Source: county tax records.