926 Mountain View Rd · Johnson City, TN 37601

$225,200

3 bd · 2.0 ba · 1,025 sqft · SingleFamily public records · 3 Days on market

Built 1966 0.34 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this 3 bedroom 2 bathroom brick ranch style home in the heart of Johnson City. This home is in a great location, less than 10 minutes away from shopping, hospitals, restaurants and everything else that Johnson City has to offer. This home has everything you need plus a finished basement space. The two car garage space in the basement has been finished out and can be opened back up if desired. There is a great covered back porch and a great storage or workshop area. Book your showing today! All information herein was obtained from reliable resources. Buyer/buyer's agent to verify information.

Key facts

• New water heater
• New roof and gutters
• Brick ranch

Tags

• BRICK RANCH
• FINISHED SPACE IN BASEMENT
• COVERED BACK PORCH
• NEW ROOF AND GUTTERS
• NEW WATER HEATER

Property features AI

Finance

• Other: Lot dimensions approximately 85.85 x 175 (irregular)
• HOA & community: Association provides landscaping

Exterior

• Parking: Driveway with asphalt surface
• Utilities: Public water; Septic sewer
• Home design: Single-family house; One story; Located in Bowman Add subdivision; Zoning: R 2
• Construction: Brick construction; Asphalt shingle roof; Built with a foundation and partially below-grade finished area
• Exterior features: Screened patio/porch; Level topography; Has a view

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Carpet; Hardwood; Stone
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Insulated windows; Partially finished basement with exterior entry; 6 total rooms
• 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 $225k.

Deal economics

• At list price, monthly cash flow is $-303 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (40.6% below list).
• Recommended offer: $134k (40.6% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.1% in Johnson 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 76/100 on livability (#8 in TN, #3,349 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A; Watch: crime D, commute F, employment F.
• Johnson City (urban): math 46% / reading 47% proficiency, ranked #9 of 139 in TN (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lake Ridge Elementary (math 65% / reading 52%, grade B-, #67 of 952 statewide, top 7%, 627 students, 0% FRL); Indian Trail Middle School (math 48% / reading 43%, grade D+, #28 of 333 statewide, top 8%, 808 students, 0% FRL); Science Hill High School (math 37% / reading 60%, grade D, #13 of 332 statewide, top 4%, 2,401 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.9%/yr); 209 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,155 units permitted in Washington County in 2024 (437 in 5+ unit buildings).
• This rent runs 32% of the median local income ($51k/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.
• Washington County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,843 (40.6% 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 1966 — 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. 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. 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?
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: 0.59% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.77%
• DSCR: 0.74
• GRM: 14.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.88% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.15×
• Total profit: $-53,329
• Equity at exit: $33,578

10-year hold

• IRR: -16.2%
• Equity multiple: 0.04×
• Total profit: $-60,719
• Equity at exit: $19,471

Cash invested: $63,056 (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 37601

• Home prices YoY: -21.4%
• Rents YoY: 4.9%
• Active inventory: 209
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$1,181
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-303

Break-even live

Break-even rent $1,722

Max offer price $171,624

Occupancy floor —

Sensitivity live

Price	-10% $-176	-5% $-240	+0% $-303	+5% $-367	+10% $-431
Rent	-10% $-409	-5% $-356	+0% $-303	+5% $-250	+10% $-198
Rate	-1.0pp $-190	-0.5pp $-246	base $-303	+0.5pp $-362	+1.0pp $-421

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: $56,300
• Closing costs: $6,756
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3500 Timberlake Rd Unit 3504-4 Johnson City, TN	2.0	1.5	1200	$1,050	$0.88	45d	1	0.20mi
3914 Timberlake Rd Unit 1 Johnson City, TN	2.0	2.0	1100	$1,175	$1.07	45d	1	0.40mi
3918 Timberlake Rd Unit 17 Johnson City, TN	2.0	1.5	1100	$985	$0.90	45d	1	0.44mi
414 E Mountain View Rd Johnson City, TN	2.0	1.0–1.5	965	$1,238	$1.28	15d	1	0.76mi
606 Pine Ridge Rd Johnson City, TN	3.0	1.5	1160	$2,000	$1.72	45d	1	0.87mi
139 Rowe Ln Apt 2 Johnson City, TN	2.0	1.5	1000	$1,200	$1.20	22d	1	0.93mi
1301 Cobblestone Ct Johnson City, TN	2.0	1.0	1056	$1,800	$1.70	15d	1	1.16mi
308 Carmol Dr #12 Johnson City, TN	2.0	2.0	1472	$1,550	$1.05	15d	1	1.29mi
300 Car-Mol Dr Unit 3 Johnson City, TN	2.0	1.0	750	$1,200	$1.60	45d	1	1.34mi
176 S Austin Springs Rd Johnson City, TN	2.0	2.0	1056	$1,550	$1.47	15d	1	1.41mi
2614 Mimosa Ln Johnson City, TN	3.0	2.0	1422	$2,000	$1.41	45d	1	1.49mi

Listing history 8 events

1. 2026-05-22
   status Pending
2. 2026-05-19
   listed $225,200 Active
3. 2022-04-26
   soldstatus $200,000
4. 2022-04-22
   soldstatus $200,000 613-char remark

   Show marketing remark (613 chars)

   Come check out this 3 bedroom 2 bathroom brick ranch style home in the heart of Johnson City. This home is in a great location, less than 10 minutes away from shopping, hospitals, restaurants and everything else that Johnson City has to offer. This home has everything you need plus a finished basement space. The two car garage space in the basement has been finished out and can be opened back up if desired. There is a great covered back porch and a great storage or workshop area. Book your showing today! All information herein was obtained from reliable resources. Buyer/buyer's agent to verify information.

5. 2022-03-17
   listed $215,000 613-char remark

   Show marketing remark (613 chars)

   Come check out this 3 bedroom 2 bathroom brick ranch style home in the heart of Johnson City. This home is in a great location, less than 10 minutes away from shopping, hospitals, restaurants and everything else that Johnson City has to offer. This home has everything you need plus a finished basement space. The two car garage space in the basement has been finished out and can be opened back up if desired. There is a great covered back porch and a great storage or workshop area. Book your showing today! All information herein was obtained from reliable resources. Buyer/buyer's agent to verify information.

6. 2015-07-21
   soldstatus $100,000
7. 2015-07-17
   soldstatus $100,000 402-char remark

   Show marketing remark (402 chars)

   First time on the market! Only one owner, well maintained Ranch style home. 3 bedrooms and 1 bath on the main level with eat in kitchen and stack-able laundry in the hall closet that stays with the home. Basement is finished with a full bathroom. Lots of potential in the basement with over 1,000 square feet. Back porch overlooks the large backyard. Gorgeous views from the front and back of the home.

8. 2015-05-12
   listed $117,000 402-char remark

   Show marketing remark (402 chars)

   First time on the market! Only one owner, well maintained Ranch style home. 3 bedrooms and 1 bath on the main level with eat in kitchen and stack-able laundry in the hall closet that stays with the home. Basement is finished with a full bathroom. Lots of potential in the basement with over 1,000 square feet. Back porch overlooks the large backyard. Gorgeous views from the front and back of the home.

ⓘ 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: $1,030 · $86/mo
• Projected year-2 tax: $1,599 · $133/mo
• Expected delta: +$569/yr (+$47/mo · 55.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,061
• − Mortgage interest: −$12,615
• − Property taxes: −$1,030
• − Insurance: −$1,126
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$6,551
• Taxable loss: −$7,831
• Est. tax savings @ 24.0%: +$1,879
• After-tax cash flow: $-1,760/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: Johnson City
• NCES district ID: 4702130
• Math proficiency: 46% ▼ -14.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $37,514
• Composite: 38.69/100
• National rank: #4143
• State rank: #9 of 139 in TN

Livability — Johnson City

• Score: 76/100
• State rank: #8
• US rank: #3349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johnson City, TN
• County: Washington County · 129,006 people
• City population: 99,926
• Metro: Johnson City, TN
• Population (ZIP): 38,008
• Household income: $50,686
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1464.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 132,816 people
• By 2030: 135,823 · +2.3%
• By 2040: 140,897 · +6.1%
• By 2050: 145,073 · +9.2%
• By 2075: 156,386 · +17.7%
• By 2100: 159,893 · +20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 7% Black 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Serbian 3% Slovak 2% Iranian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Arabic 1% Chinese 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+39.5) · D 29.6% · R 69.1% · Other 1.3%
• 2008→2024 swing: -6.0pp toward R · 2008: -33.5pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+36.2 2016: R+42.9 2012: R+38.5 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.16%
• Current HPI: 290.506
• Rent YoY: ▲ 4.88%
• Metro: Johnson City, TN
• 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

+92.5% since first listed

8 events — show timeline

• 2026-05-22 Pending — TVRMLS
• 2026-05-19 Listed $225,200 TVRMLS
• 2022-04-26 Sold (Public Records) $200,000 Public Records
• 2022-04-22 Sold (MLS) $200,000 TVRMLS
• 2022-03-17 Listed $215,000 TVRMLS
• 2015-07-21 Sold (Public Records) $100,000 Public Records
• 2015-07-17 Sold (MLS) $100,000 TVRMLS
• 2015-05-12 Listed $117,000 TVRMLS

Property tax history

+1.2%/yr

Latest (2025): $1,030 · +0.0% YoY. Source: county tax records.