136 Westshore Pointe Pt · Johnson City, TN 37601

$1,600

2 bd · 2.0 ba · 1,387 sqft · Condo public records · 9 Days on market

Built 2006

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

Listing remarks MLS

Luxury condo living!! 2 bedroom, plus office, 2 bath one level unit located in the highly desirable Pointe 24 complex!! This condo features an open concept floor plan with and an oversized living room offering tons of natural light and dining area with hardwood, kitchen has granite countertops and plenty of cabinet space. The master suite has its own bathroom with separate jetted tub, walk-in shower and closet. Second bedroom is good sized and has new flooring. There is an additional room that can be used an another bedroom, office or playroom. The community is well landscaped and features a pool, club house and lake access for entertaining. This home is zoned for Lake Ridge Elementary. Unit is comes unfurnished. Security deposit- $1600.00 * Unit has shared driveway only allowing for 1 car * *

Key facts

• Master suite
• Separate jetted tub
• Granite countertops

Tags

• OPEN CONCEPT FLOOR PLAN
• OVERSIZED LIVING ROOM
• GRANITE COUNTERTOPS
• PLENTY OF CABINET SPACE
• MASTER SUITE
• SEPARATE JETTED TUB

Property features AI

Finance

• HOA & community: Association landscaping; Community amenities: pool, clubhouse, sidewalks, street lights, lake, curbs

Exterior

• Parking: Driveway; Shared driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available and connected; Cable available
• Home design: Multi-family residential; One level
• Construction: Brick and HardiPlank exterior; Shingle roof; Slab foundation; Built as multi-family
• Exterior features: Covered patio/porch; Community in-ground pool; Community sidewalks; Street lights; Lake; Clubhouse; Curbs; Cleared lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Natural gas heating; Ceiling fans
• Interior features: Granite counters; Kitchen island; Open floorplan; Walk-in closet(s); Insulated windows; Gas log fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

🏷️ Possibly a rental listed for sale. The $1,600 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $2k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Cap rate 908.4% 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); 206 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,155 units permitted in Washington County in 2024 (437 in 5+ unit buildings).
• This rent runs 36% 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 $11 of loan paydown is wiped out by about $48 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $448 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.

Recommended offer $1,600

Questions for the listing agent

1. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 96.03% ✓
• Cap rate: 908.36%
• Cash-on-cash: 3221.66%
• DSCR: 144.35
• GRM: 0.1

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: —
• Equity multiple: 178.07×
• Total profit: $79,329
• Equity at exit: $239

10-year hold

• IRR: —
• Equity multiple: 403.76×
• Total profit: $180,438
• Equity at exit: $138

Cash invested: $448 (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: 206
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$8
• Tax est. 1.5%: −$2 /mo · $24/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $1,203

Break-even live

Break-even rent $14

Max offer price $1,600

Occupancy floor 17%

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: $400
• Closing costs: $48
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
341 Coldwater Dr Johnson City, TN	2.0	2.5	1504	$1,700	$1.13	13d	1	0.65mi
124 Harber Ln Johnson City, TN	2.0	2.0	1104	$2,000	$1.81	13d	1	1.00mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-19
   days on market $1,600 Active 9 DOM
2. 2026-06-18
   days on market $1,600 Active 8 DOM
3. 2026-06-17
   days on market $1,600 Active 7 DOM
4. 2026-06-16
   days on market $1,600 Active 6 DOM
5. 2026-06-15
   days on market $1,600 Active 5 DOM
6. 2026-06-14
   days on market $1,600 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $1,600 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7 d/yr ≥99°F today · 20 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: $18,438
• − Mortgage interest: −$90
• − Property taxes: −$24
• − Insurance: −$8
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$47
• Taxable income: $15,319
• Est. tax owed @ 24.0%: −$3,677
• After-tax cash flow: $10,756/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

+6.7% since first listed

6 events — show timeline

• 2026-06-08 Listed $1,600 TVRMLS
• 2025-08-18 Pending — TVRMLS
• 2025-08-18 Sold (MLS) $1,600 TVRMLS
• 2025-08-12 Listed $1,600 TVRMLS
• 2024-11-19 Sold (MLS) $1,500 TVRMLS
• 2024-11-11 Listed $1,500 TVRMLS

Property tax history

-3.4%/yr

Latest (2025): $1,278 · +0.0% YoY. Source: county tax records.