143 Tobby Hollow Ln · Karns, TN 37931

$60,350

1 bd · 1.0 ba · 624 sqft · SingleFamily public records · 13 Days on market

Built 1966 0.52 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Single-family residence offering approximately 624 sq ft of living space with 4 total rooms, including 1 bedroom and 1 full bathroom. The property is situated on an approximately 22,651 sq ft lot, providing a spacious site within a rural residential setting. Built in 1966, the home features a ranch-style layout with a walkout basement (unfinished), offering additional space for storage or future use. The property is located along a rural, dead-end road with proximity to surrounding services and regional routes while maintaining a more private setting.

Key facts

• Walkout basement
• Spacious site
• Private setting

Tags

• WALKOUT BASEMENT
• SPACIOUS SITE
• PRIVATE SETTING

Property features AI

Exterior

• Parking: Detached garage (1 space)
• Utilities: Septic tank sewer
• Home design: Not attached to another building; Building area recorded as 624 (source: tax records)
• Construction: Frame construction
• Exterior features: Level lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present (type: other); Cooling present (type: other)
• Interior features: Unfinished basement; 4 total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Anderson County (town): math 25% / reading 28% proficiency, ranked #75 of 139 in TN (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.7%/yr); 5 active listings in the ZIP; solid renter incomes; 400 units permitted in Anderson County in 2024 (91 in 5+ unit buildings).
• This rent is only 16% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $418 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $60k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,350

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.04% ✓
• Cap rate: 18.23%
• Cash-on-cash: 42.62%
• DSCR: 2.90
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.74% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 2.38×
• Total profit: $23,394
• Equity at exit: $8,998

10-year hold

• IRR: 39.7%
• Equity multiple: 4.49×
• Total profit: $58,974
• Equity at exit: $5,218

Cash invested: $16,898 (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 37931

• Home prices YoY: -25.8%
• Rents YoY: 1.7%
• Active inventory: 5
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$316
• Tax from tax record: −$31 /mo · $370/yr
• Insurance: −$25
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $545

Break-even live

Break-even rent $542

Max offer price $60,350

Occupancy floor 51%

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: $15,088
• Closing costs: $1,810
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $60,350 Active 13 DOM
2. 2026-06-17
   days on market $60,350 Active 12 DOM
3. 2026-06-16
   days on market $60,350 Active 11 DOM
4. 2026-06-15
   days on market $60,350 Active 10 DOM
5. 2026-06-14
   days on market $60,350 Active 8 DOM
6. 2026-06-13
   days on market $60,350 Active 7 DOM
7. 2026-06-10
   days on market $60,350 Active 5 DOM
8. 2026-06-09
   days on market $60,350 Active 4 DOM
9. 2026-06-08
   days on market $60,350 Active 3 DOM
10. 2026-06-07
    remarks 557-char remark
11. 2026-06-07
    listed $60,350 Active 2 DOM

ⓘ 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: $370 · $31/mo
• Projected year-2 tax: $428 · $36/mo
• Expected delta: +$58/yr (+$5/mo · 15.8%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,775
• − Mortgage interest: −$3,381
• − Property taxes: −$370
• − Insurance: −$968
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$1,756
• Taxable income: $5,936
• Est. tax owed @ 24.0%: −$1,425
• After-tax cash flow: $5,111/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: Anderson County
• NCES district ID: 4700090
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $43,541
• Composite: 22.68/100
• National rank: #8043
• State rank: #75 of 139 in TN

Livability — Karns

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Knox County · 473,959 people
• City population: 31,149
• Metro: Knoxville, TN
• Population (ZIP): 31,842
• Household income: $92,150
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 638.0

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 76,963 people
• By 2030: 77,226 · +0.3%
• By 2040: 76,905 · -0.1%
• By 2050: 75,405 · -2.0%
• By 2075: 70,858 · -7.9%
• By 2100: 60,585 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 7% Hispanic / Latino 6% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Italian 3% Lithuanian 3%
• Foreign-born: 5% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+35.7) · D 31.5% · R 67.3% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -26.2pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.2 2016: R+34.3 2012: R+29.8 2008: R+26.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.02%
• Current HPI: 308.3101
• Rent YoY: ▲ 1.74%
• Metro: Knoxville, 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

+101.2% since first listed

2 events — show timeline

• 2026-06-05 Listed $60,350 Knoxville MLS
• 2002-09-09 Sold (Public Records) $30,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $370 · +2.8% YoY. Source: county tax records.