1422 Suncrest Dr · Kingsport, TN 37665

$89,900

3 bd · 2.0 ba · 1,102 sqft · SingleFamily public records · 4 Days on market

Built 1938 9,583 sqft 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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.3/10.0

Listing remarks

Attention Investors Looking for your next flip or add to your rental portfolio??? Check this one out and it's halfway finished! Seller's loss is your gain!!! Electrical panel moved from kitchen to basement and all wiring routed through floor joists so you can close in basement. Electrical was inspected and passed previously but power was not restored due to delays by crew and has been sitting as is Textured walls and painted and LVP in bedrooms Metal roof done by previous owner Stairs were in middle of living room to basement were removed, LVL put in to open up the floor plan and put in a dual purpose kitchen island/dining table combo. Removed the hallway half bath for curr

Key facts

• Metal roof
• Kitchen island
• 9,583 sq ft lot

Tags

• KITCHEN ISLAND
• PLUMBING UPDATED TO PEX
• VINYL SIDING INSTALLED
• METAL ROOF

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family house; Two levels (also lists one level); Property listed as fixer
• Construction: Block and vinyl siding construction; Below-grade finished area present
• Exterior features: Metal roof; Topography: level to sloped

Interior

• Bedrooms: Total rooms: 7
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (see remarks for details)
• Interior features: Double-pane windows; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.2% 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: John F. Kennedy Elementary School (math 22% / reading 27%, grade F, #546 of 952 statewide, top 61%, 266 students, 0% FRL); Ross N. Robinson Middle School (math 42% / reading 40%, grade F, #37 of 333 statewide, top 12%, 955 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: 30 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $90k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.24% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.80%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $198,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
427 Roan St	0.15mi	3/1.0	1,070 (-3%)	5mo	$164,500	$154	80
128 Gravely Rd	0.48mi	2/2.0 (-1)	1,130 (+2%)	1mo	$250,000	$221	67
364 Glen Ave	0.12mi	3/1.0	980 (-11%)	7mo	$156,700	$160	66
1050 Cooper St	0.56mi	3/1.5	1,092 (-1%)	7mo	$161,000	$147	65
976 Lynn Garden Dr	0.59mi	2/2.0 (-1)	1,069 (-3%)	3mo	$147,000	$138	60
205 Mullins St	0.53mi	3/1.0	996 (-10%)	2mo	$140,000	$141	54
1724 Echo Ave	0.50mi	3/2.0	1,248 (+13%)	1mo	$225,000	$180	53
1471 Harmony Ridge Dr	0.65mi	3/2.0	1,206 (+9%)	3mo	$284,500	$236	52
1434 Harmony Ridge Dr	0.63mi	3/2.0	1,200 (+9%)	10mo	$270,000	$225	48
1605 Blackmore St	0.74mi	3/1.0	1,218 (+10%)	1mo	$223,500	$183	43
233 Gravely Rd	0.71mi	3/1.0	960 (-13%)	5mo	$139,000	$145	37
2032 Granby Rd	0.64mi	2/1.0 (-1)	960 (-13%)	8mo	$189,000	$197	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $3,864
• Equity at exit: $13,404

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $27,091
• Equity at exit: $7,773

Cash invested: $25,172 (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 37665

• Home prices YoY: -2.6%
• Active inventory: 30
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,114 high
• Mortgage (P&I): −$471
• Tax from tax record: −$81 /mo · $977/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $289

Break-even live

Break-even rent $747

Max offer price $89,900

Occupancy floor 69%

Sensitivity live

Price	-10% $340	-5% $315	+0% $289	+5% $264	+10% $239
Rent	-10% $201	-5% $245	+0% $289	+5% $333	+10% $377
Rate	-1.0pp $335	-0.5pp $312	base $289	+0.5pp $266	+1.0pp $242

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1621 Arbor Pl Unit 4 Kingsport, TN	2.0	1.0	900	$1,000	$1.11	44d	1	0.28mi
1040 Tiptop Ave Kingsport, TN	2.0–3.0	2.0	947	$1,025	$1.08	14d	1	0.31mi
133 Walker St Kingsport, TN	2.0	1.5	840	$975	$1.16	22d	1	0.43mi
179 Gilmer St Unit A Kingsport, TN	2.0	1.0	1300	$1,450	$1.12	14d	1	0.59mi
208 Gravely Rd Kingsport, TN	2.0	1.0	780	$1,249	$1.60	14d	1	0.63mi
812 Burwind Ct Unit 812-3 Kingsport, TN	2.0	1.0	800	$950	$1.19	22d	1	0.72mi
305 McKenzie Dr Unit 1 Kingsport, TN	2.0	2.0	1176	$1,800	$1.53	14d	1	1.18mi
724 Teasel Dr Kingsport, TN	1.0–2.0	1.0	927	$999	$1.08	22d	1	1.26mi
340 E Carters Valley Rd Unit 1 Kingsport, TN	2.0	1.0	870	$925	$1.06	22d	1	1.27mi

Listing history 3 events

1. 2026-05-17
   status Pending
2. 2026-05-12
   listed $89,900 Active
3. 2021-11-22
   soldstatus $20,000

ⓘ 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: $977 · $81/mo
• Projected year-2 tax: $977 · $81/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 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: $13,363
• − Mortgage interest: −$5,036
• − Property taxes: −$977
• − Insurance: −$450
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,615
• Taxable income: $2,147
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $2,958/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
• City population: 83,493
• Population (ZIP): 5,156

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 6% Serbian 3% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▼ -7.36%
• Current HPI: 275.7692
• 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

+349.5% since first listed

3 events — show timeline

• 2026-05-17 Pending — TVRMLS
• 2026-05-12 Listed $89,900 TVRMLS
• 2021-11-22 Sold (Public Records) $20,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $977 · +25.9% YoY. Source: county tax records.