1900 Mountain View Ave · Kingsport, TN 37664

$199,900

4 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 388 Days on market

Built 1948 0.37 ac lot Est $231k · 13% under ↓ 11% since listing

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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 +20.9/30.0
• ARV discount +13.6/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 4-bedroom, 2-bathroom basement ranch nestled in the heart of Kingsport. This home offers plenty of space and comfort. Enjoy morning coffee or evening sunsets in the bright and airy sunroom, or step outside to the spacious deck overlooking a lovely backyard — ideal for gatherings or gardening. The home also features a detached garage, offering great storage or workshop potential. Easy access to local amenities, this property offers convenience. Don't miss your chance to make it yours!

Key facts

• Lovely backyard
• Sunroom
• Spacious deck

Tags

• SUNROOM
• SPACIOUS DECK
• LOVELY BACKYARD
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Off-street parking; Detached garage (1 car); Main-level parking
• Utilities: Septic tank
• Home design: Detached property
• Construction: Frame construction
• Exterior features: Level to rolling slope lot

Interior

• Kitchen: Dishwasher; Other appliances
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; No central air reported
• Interior features: 8 total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/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 $196k (2.1% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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-, schools D, crime 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.
• Market conditions: Rents rising (+3.7%/yr); 269 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).
• This rent runs 37% of the median local income ($64k/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.

Negotiation context

• It's been on market 388 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 388 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 1948 — 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: 0.98% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $231,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4129 Skyland Dr	0.13mi	3/2.0 (-1)	1,393 (+0%)	15mo	$280,500	$201	77
3912 Memorial Blvd	0.19mi	3/1.0 (-1)	1,369 (-2%)	10mo	$125,000	$91	71
1017 Morrell Ct	0.42mi	3/2.5 (-1)	1,444 (+4%)	2mo	$215,000	$149	65
1784 Stratford Rd	0.30mi	3/2.0 (-1)	1,320 (-5%)	15mo	$211,000	$160	60
3928 Bond Dr	0.47mi	3/1.5 (-1)	1,374 (-1%)	17mo	$213,000	$155	55
2324 Inglewood Dr	0.56mi	3/2.0 (-1)	1,294 (-7%)	6mo	$215,000	$166	52
3970 Memorial Blvd	0.32mi	3/1.0 (-1)	1,204 (-14%)	5mo	$155,000	$129	49
1509 Stratford Rd	0.58mi	3/1.5 (-1)	1,354 (-3%)	16mo	$265,000	$196	48
2308 Woodridge Ave	0.52mi	3/2.5 (-1)	1,529 (+10%)	8mo	$345,400	$226	46
2325 Amy Ave	0.63mi	3/1.5 (-1)	1,288 (-8%)	11mo	$235,000	$182	42
4422 Rustic Way Way	0.74mi	4/2.5	1,564 (+12%)	5mo	$259,500	$166	38
2356 Inglewood Dr	0.73mi	3/1.0 (-1)	1,196 (-14%)	10mo	$220,000	$184	25

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 · 3.73% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.76×
• Total profit: $-13,208
• Equity at exit: $29,806

10-year hold

• IRR: 4.1%
• Equity multiple: 1.31×
• Total profit: $17,254
• Equity at exit: $17,284

Cash invested: $55,972 (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 37664

• Home prices YoY: -24.5%
• Rents YoY: 3.7%
• Active inventory: 269
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,957 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$136 /mo · $1,626/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $279

Break-even live

Break-even rent $1,604

Max offer price $199,900

Occupancy floor 81%

Sensitivity live

Price	-10% $392	-5% $336	+0% $279	+5% $223	+10% $166
Rent	-10% $124	-5% $202	+0% $279	+5% $356	+10% $434
Rate	-1.0pp $380	-0.5pp $330	base $279	+0.5pp $227	+1.0pp $175

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3817 Rockford St Kingsport, TN	3.0	2.0	1616	$2,300	$1.42	22d	1	1.03mi

Listing history 15 events

1. 2026-05-17
   status Pending 519-char remark

   Show marketing remark (519 chars)

   Welcome to this charming 4-bedroom, 2-bathroom basement ranch nestled in the heart of Kingsport. This home offers plenty of space and comfort. Enjoy morning coffee or evening sunsets in the bright and airy sunroom, or step outside to the spacious deck overlooking a lovely backyard — ideal for gatherings or gardening. The home also features a detached garage, offering great storage or workshop potential. Easy access to local amenities, this property offers convenience. Don't miss your chance to make it yours!

2. 2026-05-17
   status Pending 519-char remark

   Show marketing remark (519 chars)

   Welcome to this charming 4-bedroom, 2-bathroom basement ranch nestled in the heart of Kingsport. This home offers plenty of space and comfort. Enjoy morning coffee or evening sunsets in the bright and airy sunroom, or step outside to the spacious deck overlooking a lovely backyard — ideal for gatherings or gardening. The home also features a detached garage, offering great storage or workshop potential. Easy access to local amenities, this property offers convenience. Don't miss your chance to make it yours!

3. 2026-05-17
   status Pending

   Show marketing remark (519 chars)

   Welcome to this charming 4-bedroom, 2-bathroom basement ranch nestled in the heart of Kingsport. This home offers plenty of space and comfort. Enjoy morning coffee or evening sunsets in the bright and airy sunroom, or step outside to the spacious deck overlooking a lovely backyard — ideal for gatherings or gardening. The home also features a detached garage, offering great storage or workshop potential. Easy access to local amenities, this property offers convenience. Don't miss your chance to make it yours!

4. 2026-01-05
   price $199,900 519-char remark

   Show marketing remark (519 chars)

   Welcome to this charming 4-bedroom, 2-bathroom basement ranch nestled in the heart of Kingsport. This home offers plenty of space and comfort. Enjoy morning coffee or evening sunsets in the bright and airy sunroom, or step outside to the spacious deck overlooking a lovely backyard — ideal for gatherings or gardening. The home also features a detached garage, offering great storage or workshop potential. Easy access to local amenities, this property offers convenience. Don't miss your chance to make it yours!

5. 2026-01-05
   price $199,900 519-char remark

   Show marketing remark (519 chars)

   Welcome to this charming 4-bedroom, 2-bathroom basement ranch nestled in the heart of Kingsport. This home offers plenty of space and comfort. Enjoy morning coffee or evening sunsets in the bright and airy sunroom, or step outside to the spacious deck overlooking a lovely backyard — ideal for gatherings or gardening. The home also features a detached garage, offering great storage or workshop potential. Easy access to local amenities, this property offers convenience. Don't miss your chance to make it yours!

6. 2026-01-05
   price $199,900

   Show marketing remark (519 chars)

   Welcome to this charming 4-bedroom, 2-bathroom basement ranch nestled in the heart of Kingsport. This home offers plenty of space and comfort. Enjoy morning coffee or evening sunsets in the bright and airy sunroom, or step outside to the spacious deck overlooking a lovely backyard — ideal for gatherings or gardening. The home also features a detached garage, offering great storage or workshop potential. Easy access to local amenities, this property offers convenience. Don't miss your chance to make it yours!

7. 2025-11-22
   price $235,000 519-char remark

   Show marketing remark (519 chars)

   Welcome to this charming 4-bedroom, 2-bathroom basement ranch nestled in the heart of Kingsport. This home offers plenty of space and comfort. Enjoy morning coffee or evening sunsets in the bright and airy sunroom, or step outside to the spacious deck overlooking a lovely backyard — ideal for gatherings or gardening. The home also features a detached garage, offering great storage or workshop potential. Easy access to local amenities, this property offers convenience. Don't miss your chance to make it yours!

8. 2025-11-22
   price $235,000 519-char remark

   Show marketing remark (519 chars)

   Welcome to this charming 4-bedroom, 2-bathroom basement ranch nestled in the heart of Kingsport. This home offers plenty of space and comfort. Enjoy morning coffee or evening sunsets in the bright and airy sunroom, or step outside to the spacious deck overlooking a lovely backyard — ideal for gatherings or gardening. The home also features a detached garage, offering great storage or workshop potential. Easy access to local amenities, this property offers convenience. Don't miss your chance to make it yours!

9. 2025-11-22
   price $235,000

   Show marketing remark (519 chars)

   Welcome to this charming 4-bedroom, 2-bathroom basement ranch nestled in the heart of Kingsport. This home offers plenty of space and comfort. Enjoy morning coffee or evening sunsets in the bright and airy sunroom, or step outside to the spacious deck overlooking a lovely backyard — ideal for gatherings or gardening. The home also features a detached garage, offering great storage or workshop potential. Easy access to local amenities, this property offers convenience. Don't miss your chance to make it yours!

10. 2025-05-23
    price $199,900 519-char remark

    Show marketing remark (519 chars)

    Welcome to this charming 4-bedroom, 2-bathroom basement ranch nestled in the heart of Kingsport. This home offers plenty of space and comfort. Enjoy morning coffee or evening sunsets in the bright and airy sunroom, or step outside to the spacious deck overlooking a lovely backyard — ideal for gatherings or gardening. The home also features a detached garage, offering great storage or workshop potential. Easy access to local amenities, this property offers convenience. Don't miss your chance to make it yours!

11. 2025-05-23
    price $199,900 519-char remark

    Show marketing remark (519 chars)

    Welcome to this charming 4-bedroom, 2-bathroom basement ranch nestled in the heart of Kingsport. This home offers plenty of space and comfort. Enjoy morning coffee or evening sunsets in the bright and airy sunroom, or step outside to the spacious deck overlooking a lovely backyard — ideal for gatherings or gardening. The home also features a detached garage, offering great storage or workshop potential. Easy access to local amenities, this property offers convenience. Don't miss your chance to make it yours!

12. 2025-05-23
    price $199,900

    Show marketing remark (519 chars)

    Welcome to this charming 4-bedroom, 2-bathroom basement ranch nestled in the heart of Kingsport. This home offers plenty of space and comfort. Enjoy morning coffee or evening sunsets in the bright and airy sunroom, or step outside to the spacious deck overlooking a lovely backyard — ideal for gatherings or gardening. The home also features a detached garage, offering great storage or workshop potential. Easy access to local amenities, this property offers convenience. Don't miss your chance to make it yours!

13. 2025-04-24
    listed $224,900 Active 519-char remark

    Show marketing remark (519 chars)

    Welcome to this charming 4-bedroom, 2-bathroom basement ranch nestled in the heart of Kingsport. This home offers plenty of space and comfort. Enjoy morning coffee or evening sunsets in the bright and airy sunroom, or step outside to the spacious deck overlooking a lovely backyard — ideal for gatherings or gardening. The home also features a detached garage, offering great storage or workshop potential. Easy access to local amenities, this property offers convenience. Don't miss your chance to make it yours!

14. 2025-04-24
    listed $224,900 Active 519-char remark

    Show marketing remark (519 chars)

    Welcome to this charming 4-bedroom, 2-bathroom basement ranch nestled in the heart of Kingsport. This home offers plenty of space and comfort. Enjoy morning coffee or evening sunsets in the bright and airy sunroom, or step outside to the spacious deck overlooking a lovely backyard — ideal for gatherings or gardening. The home also features a detached garage, offering great storage or workshop potential. Easy access to local amenities, this property offers convenience. Don't miss your chance to make it yours!

15. 2025-04-24
    listed $224,900 Active

    Show marketing remark (519 chars)

    Welcome to this charming 4-bedroom, 2-bathroom basement ranch nestled in the heart of Kingsport. This home offers plenty of space and comfort. Enjoy morning coffee or evening sunsets in the bright and airy sunroom, or step outside to the spacious deck overlooking a lovely backyard — ideal for gatherings or gardening. The home also features a detached garage, offering great storage or workshop potential. Easy access to local amenities, this property offers convenience. Don't miss your chance to make it yours!

ⓘ 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: $1,626 · $136/mo
• Projected year-2 tax: $1,626 · $136/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,487
• − Mortgage interest: −$11,198
• − Property taxes: −$1,626
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$5,815
• Taxable income: $90
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $3,328/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): 28,267
• Household income: $63,653
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 739.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 4% Slovak 3% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

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: ▼ -85.12%
• Current HPI: 261.7474
• Rent YoY: ▲ 3.73%
• 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

-11.1% since first listed

15 events — show timeline

• 2026-05-17 Pending — TVRMLS
• 2026-05-17 Pending — LAAR
• 2026-05-17 Pending — Knoxville MLS
• 2026-01-05 Price Changed $199,900 TVRMLS
• 2026-01-05 Price Changed $199,900 LAAR
• 2026-01-05 Price Changed $199,900 Knoxville MLS
• 2025-11-22 Price Changed $235,000 TVRMLS
• 2025-11-22 Price Changed $235,000 LAAR
• 2025-11-22 Price Changed $235,000 Knoxville MLS
• 2025-05-23 Price Changed $199,900 LAAR
• 2025-05-23 Price Changed $199,900 TVRMLS
• 2025-05-23 Price Changed $199,900 Knoxville MLS
• 2025-04-24 Listed $224,900 TVRMLS
• 2025-04-24 Listed $224,900 LAAR
• 2025-04-24 Listed $224,900 Knoxville MLS

Property tax history

+4.9%/yr

Latest (2025): $1,626 · +27.9% YoY. Source: county tax records.