206 N Niota Rd · Englewood, TN 37329

$94,900

2 bd · 1.0 ba · 1,231 sqft · SingleFamily public records · 6 Days on market

Built 1958 0.40 ac lot

---

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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is. Cash preferred but will consider financed all offers.

Key facts

• 0.4 acre lot
• Built 1958
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 10.2% vs local median 2.4% in Englewood — 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 66/100 on livability (#128 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Mcminn County (rural): math 24% / reading 29% proficiency, ranked #77 of 139 in TN (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Englewood Elementary (math 31% / reading 30%, grade F, #408 of 952 statewide, top 43%, 539 students, 0% FRL); Central High School (math 2% / reading 37%, grade F, #183 of 332 statewide, top 59%, 650 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 75 active listings in the ZIP; 45 units permitted in McMinn County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $95k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire 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 $94,900

Questions for the listing agent

1. Built in 1958 — 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 F-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. 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: 1.19% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.00%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $215,425
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 N Niota Rd	0.00mi	2/1.0	1,231 (0%)	1mo	$70,000	$57	99
103 E Main St	0.32mi	2/1.0	1,202 (-2%)	3mo	$228,000	$190	79
103 E Main St	0.32mi	2/1.0	1,202 (-2%)	3mo	$228,000	$190	79
22 Ingleside Ave	0.54mi	3/1.0 (+1)	1,197 (-3%)	11mo	$18,500	$15	56
203 Englewood Ave	0.65mi	3/1.0 (+1)	1,200 (-2%)	8mo	$63,000	$53	54
209 Pond St	0.51mi	2/1.0	1,136 (-8%)	20mo	$80,000	$70	47
3242 Us-411	0.73mi	3/1.0 (+1)	1,312 (+7%)	6mo	$170,000	$130	45
39 Sunset Ave	0.53mi	3/2.0 (+1)	1,160 (-6%)	16mo	$202,500	$175	43
39 Sunset Ave	0.53mi	3/2.0 (+1)	1,160 (-6%)	16mo	$202,500	$175	43
518 Reynolds St	0.71mi	3/2.0 (+1)	1,232 (+0%)	18mo	$240,250	$195	43
412 N Niota Rd	0.23mi	3/2.0 (+1)	1,056 (-14%)	18mo	$155,000	$147	42
501 Dodson Ave	0.75mi	3/2.0 (+1)	1,100 (-11%)	10mo	$225,000	$205	30

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $4,340
• Equity at exit: $14,150

10-year hold

• IRR: 13.7%
• Equity multiple: 2.09×
• Total profit: $29,089
• Equity at exit: $8,205

Cash invested: $26,572 (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 37329

• Home prices YoY: -12.7%
• Active inventory: 75
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,128 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $310

Break-even live

Break-even rent $736

Max offer price $94,900

Occupancy floor 68%

Sensitivity live

Price	-10% $364	-5% $337	+0% $310	+5% $283	+10% $256
Rent	-10% $221	-5% $265	+0% $310	+5% $355	+10% $399
Rate	-1.0pp $358	-0.5pp $334	base $310	+0.5pp $285	+1.0pp $260

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-27
   status Pending
2. 2026-04-21
   listed $94,900 Active
3. 1998-09-29
   soldstatus $32,000

ⓘ 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: $527 · $44/mo
• Projected year-2 tax: $674 · $56/mo
• Expected delta: +$147/yr (+$12/mo · 27.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,537
• − Mortgage interest: −$5,316
• − Property taxes: −$527
• − Insurance: −$474
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$2,761
• Taxable income: $2,293
• Est. tax owed @ 24.0%: −$550
• After-tax cash flow: $3,170/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: Mcminn County
• NCES district ID: 4702820
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $41,622
• Composite: 22.49/100
• National rank: #8099
• State rank: #77 of 139 in TN

Livability — Englewood

• Score: 66/100
• State rank: #128
• US rank: #11860

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Englewood, TN
• Population (ZIP): 6,491

Population outlook (McMinn County) Hauer SSP2

• Today (2025): 53,766 people
• By 2030: 54,098 · +0.6%
• By 2040: 54,450 · +1.3%
• By 2050: 54,202 · +0.8%
• By 2075: 55,241 · +2.7%
• By 2100: 56,399 · +4.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Slovak 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · McMinn

• 2024 margin: Solid R (+64.2) · D 17.5% · R 81.7%
• 2008→2024 swing: -22.3pp toward R · 2008: -41.9pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+60.6 2016: R+59.7 2012: R+46.9 2008: R+41.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.84%
• Current HPI: 253.2288
• 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

+196.6% since first listed

3 events — show timeline

• 2026-04-27 Pending — REALTRACS as Distributed by MLS Grid
• 2026-04-21 Listed $94,900 REALTRACS as Distributed by MLS Grid
• 1998-09-29 Sold (Public Records) $32,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $527 · +0.0% YoY. Source: county tax records.