422 Sequoyah Dr · Kingsport, TN 37660

$179,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 43 Days on market

Built 1943 6,969 sqft lot Est $181k · at est.

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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 +15.4/30.0
• ARV discount +7.9/15.0
• DSCR +4.7/10.0
• Rent growth +4.5/5.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable one level home has been completely updated and is move in ready. Updates include a new roof, lighting, ceiling fans, flooring & paint throughout, doors (interior and exterior) and NEW WINDOWS. The kitchen has newer cabinets with all new countertops and sink. Bathroom has been updated as well. Don't let this one pass you by whether you are a first time home buyer or an older couple needing to downsize. This one level home is close to all that Kingsport has to offer including entertainment, shopping, restaurants and Holston Med Center. All info herein deemed reliable but not guaranteed. Buyer/Buyers Agent to verify.

Key facts

• Close to restaurants
• Move in ready
• Close to shopping

Tags

• MOVE IN READY
• TOTALLY UPDATED
• CLOSE TO ENTERTAINMENT
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO HOLSTON MED CENTER

Property features AI

Exterior

• Parking: Carport (1 space); Shared driveway
• Utilities: Public water; Public sewer
• Home design: Single-family house; One level (single story); Residential property in Cherokee Village subdivision; Zoning: R 2
• Construction: Brick and vinyl siding exterior; Metal roof; Slab foundation; Built as a house (year built not provided)
• Exterior features: Front porch; Level topography

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $1 ($17/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 $152k (15.7% below list).
• Recommended offer: $152k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 37% 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 $5k 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 43 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 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 $151k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,617 (15.7% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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 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. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $181,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Clinchfield St	0.07mi	3/1.0	912 (0%)	4mo	$150,000	$164	93
533 Sequoyah Dr	0.20mi	3/1.0	900 (-1%)	8mo	$193,500	$215	82
305 Cherokee Village Dr	0.17mi	2/1.0 (-1)	852 (-7%)	5mo	$128,000	$150	72
583 Lovedale Dr	0.22mi	3/1.5	1,012 (+11%)	6mo	$204,000	$202	65
526 Mount Ida Pl	0.50mi	3/1.0	980 (+8%)	2mo	$217,000	$221	63
513 Bellvue Ave	0.55mi	3/2.0	924 (+1%)	9mo	$187,500	$203	61
578 Bays View Ct	0.41mi	3/1.5	1,008 (+10%)	1mo	$149,500	$148	60
925 Dorothy St	0.68mi	3/1.0	962 (+6%)	0mo	$170,000	$177	59
938 Elizabeth St	0.71mi	3/1.5	884 (-3%)	14mo	$115,000	$130	48
813 Fairmont Ave	0.70mi	3/1.0	1,020 (+12%)	3mo	$203,000	$199	45
209 Tennessee St	0.73mi	2/1.0 (-1)	828 (-9%)	1mo	$170,000	$205	45
1001 Gibson Mill Rd	0.60mi	2/1.0 (-1)	832 (-9%)	10mo	$145,500	$175	44

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: -11.0%
• Equity multiple: 0.58×
• Total profit: $-21,138
• Equity at exit: $26,824

10-year hold

• IRR: 4.0%
• Equity multiple: 1.35×
• Total profit: $17,734
• Equity at exit: $15,554

Cash invested: $50,372 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$943
• Tax from tax record: −$112 /mo · $1,338/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $1

Break-even live

Break-even rent $1,514

Max offer price $179,900

Occupancy floor 95%

Sensitivity live

Price	-10% $103	-5% $52	+0% $1	+5% $-49	+10% $-100
Rent	-10% $-118	-5% $-58	+0% $1	+5% $61	+10% $121
Rate	-1.0pp $92	-0.5pp $47	base $1	+0.5pp $-45	+1.0pp $-93

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	$1,954	$1.98	15d	16	0.14mi
116 E Market St Unit 4 Kingsport, TN	2.0	1.0	1090	$1,395	$1.28	22d	1	0.54mi
724 Teasel Dr Kingsport, TN	1.0–2.0	1.0	927	$999	$1.08	22d	1	0.62mi
124 Bloomingdale Pike Kingsport, TN	1.0–2.0	1.0–1.5	878	$1,300	$1.48	15d	1	0.62mi
555 E Main St Unit 211 Kingsport, TN	2.0	1.0	700	$1,000	$1.43	15d	1	0.83mi
812 Burwind Ct Unit 812-3 Kingsport, TN	2.0	1.0	800	$950	$1.19	22d	1	1.07mi
1113 Bloomingdale Pike Kingsport, TN	3.0	1.0	896	$1,398	$1.56	22d	1	1.13mi
650 N Wilcox Dr Kingsport, TN	2.0	2.0	936	$1,187	$1.27	15d	2	1.25mi
1200 Riverside Ave Kingsport, TN	2.0	1.0	624	$1,200	$1.92	15d	1	1.26mi
1208 Riverside Ave Kingsport, TN	2.0	1.0	690	$1,500	$2.17	22d	1	1.27mi
1233 E Center St Unit B Kingsport, TN	3.0	1.0	1000	$1,195	$1.20	15d	1	1.28mi
208 Gravely Rd Kingsport, TN	2.0	1.0	780	$1,249	$1.60	15d	1	1.35mi
1232 Garden Dr Kingsport, TN	3.0	1.0	900	$1,400	$1.56	22d	1	1.44mi
1040 Tiptop Ave Kingsport, TN	2.0–3.0	2.0	947	$1,025	$1.08	15d	1	1.46mi

Listing history 26 events

1. 2026-06-21
   days on market $179,900 Active 43 DOM
2. 2026-06-19
   days on market $179,900 Active 41 DOM
3. 2026-06-18
   days on market $179,900 Active 40 DOM
4. 2026-06-17
   days on market $179,900 Active 39 DOM
5. 2026-06-16
   days on market $179,900 Active 38 DOM
6. 2026-06-15
   days on market $179,900 Active 37 DOM
7. 2026-06-14
   days on market $179,900 Active 35 DOM
8. 2026-06-13
   days on market $179,900 Active 34 DOM
9. 2026-06-10
   days on market $179,900 Active 32 DOM
10. 2026-06-09
    days on market $179,900 Active 31 DOM
11. 2026-06-08
    days on market $179,900 Active 30 DOM
12. 2026-06-07
    days on market $179,900 Active 29 DOM
13. 2026-06-05
    days on market $179,900 Active 26 DOM
14. 2026-06-03
    days on market $179,900 Active 25 DOM
15. 2026-06-02
    pricedays on market $179,900 Active 24 DOM
16. 2026-06-01
    days on market $185,000 Active 23 DOM
17. 2026-05-31
    days on market $185,000 Active 22 DOM
18. 2026-05-30
    days on market $185,000 Active 21 DOM
19. 2026-05-09
    listed $185,000 Active
20. 2023-06-14
    soldstatus $151,000
21. 2023-05-31
    soldstatus $151,000 Closed 641-char remark

    Show marketing remark (641 chars)

    This adorable one level home has been completely updated and is move in ready. Updates include a new roof, lighting, ceiling fans, flooring & paint throughout, doors (interior and exterior) and NEW WINDOWS. The kitchen has newer cabinets with all new countertops and sink. Bathroom has been updated as well. Don't let this one pass you by whether you are a first time home buyer or an older couple needing to downsize. This one level home is close to all that Kingsport has to offer including entertainment, shopping, restaurants and Holston Med Center. All info herein deemed reliable but not guaranteed. Buyer/Buyers Agent to verify.

22. 2023-04-22
    historical Active Under Contract 641-char remark

    Show marketing remark (641 chars)

    This adorable one level home has been completely updated and is move in ready. Updates include a new roof, lighting, ceiling fans, flooring & paint throughout, doors (interior and exterior) and NEW WINDOWS. The kitchen has newer cabinets with all new countertops and sink. Bathroom has been updated as well. Don't let this one pass you by whether you are a first time home buyer or an older couple needing to downsize. This one level home is close to all that Kingsport has to offer including entertainment, shopping, restaurants and Holston Med Center. All info herein deemed reliable but not guaranteed. Buyer/Buyers Agent to verify.

23. 2023-04-21
    price $150,000 641-char remark

    Show marketing remark (641 chars)

    This adorable one level home has been completely updated and is move in ready. Updates include a new roof, lighting, ceiling fans, flooring & paint throughout, doors (interior and exterior) and NEW WINDOWS. The kitchen has newer cabinets with all new countertops and sink. Bathroom has been updated as well. Don't let this one pass you by whether you are a first time home buyer or an older couple needing to downsize. This one level home is close to all that Kingsport has to offer including entertainment, shopping, restaurants and Holston Med Center. All info herein deemed reliable but not guaranteed. Buyer/Buyers Agent to verify.

24. 2023-04-18
    listed $155,000 Active 641-char remark

    Show marketing remark (641 chars)

    This adorable one level home has been completely updated and is move in ready. Updates include a new roof, lighting, ceiling fans, flooring & paint throughout, doors (interior and exterior) and NEW WINDOWS. The kitchen has newer cabinets with all new countertops and sink. Bathroom has been updated as well. Don't let this one pass you by whether you are a first time home buyer or an older couple needing to downsize. This one level home is close to all that Kingsport has to offer including entertainment, shopping, restaurants and Holston Med Center. All info herein deemed reliable but not guaranteed. Buyer/Buyers Agent to verify.

25. 2008-03-03
    soldstatus $46,500
26. 1997-11-24
    soldstatus $39,900

ⓘ 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: $1,338 · $112/mo
• Projected year-2 tax: $1,338 · $112/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 8/10 Severe FEMA zone X (shaded) · 83% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 21 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: $18,194
• − Mortgage interest: −$10,077
• − Property taxes: −$1,338
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$5,233
• Taxable loss: −$3,063
• Est. tax savings @ 24.0%: +$735
• After-tax cash flow: $752/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

+363.7% since first listed

8 events — show timeline

• 2026-05-09 Listed $185,000 TVRMLS
• 2023-06-14 Sold (Public Records) $151,000 Public Records
• 2023-05-31 Sold (MLS) $151,000 TVRMLS
• 2023-04-22 Contingent — TVRMLS
• 2023-04-21 Price Changed $150,000 TVRMLS
• 2023-04-18 Listed $155,000 TVRMLS
• 2008-03-03 Sold (Public Records) $46,500 Public Records
• 1997-11-24 Sold (Public Records) $39,900 Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,338 · +21.2% YoY. Source: county tax records.