726 Hammond Ave · Mount Carmel, TN 37645

$132,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 23 Days on market

Built 1945 1.73 ac lot Est $163k · 18% under

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

TIRED OF THE APARTMENT? - ARE YOU A SLAVE TO RENT? OR JUST WANT EASY ONE LEVEL AFFORDABLE LIVING? - Continue to rent and all you will have is receipts. Your monthly payments likely will be less than you're giving your landlord when you make the ranch home your new address. You get an unfinished basement for your storage needs, plenty of parking space, and best of all you get 2 additional lots, to the right and left of this home. Here is where you can begin enjoying home ownership at an affordable price. Estate being sold in ''AS IS'' condition. At this price you can bring your vision for decorating and making it just perfect for you. Why pay for big when you can own a good home at a size that suits your life-style? Relax and enjoy country living in the city of Mount Carmel, just minutes from all your needs. Drive a short distance to Interstate #26 and #81 and all beautiful east Tennessee has to offer. You are near lakes, rivers and great outdoor fun. Better Hurry!

Key facts

• 3 lots
• Unfinished basement
• Great location

Tags

• 3 LOTS
• 1.73 ACRES
• UNFINISHED BASEMENT
• PLENTY OF PARKING SPACE
• 2 ADDITIONAL LOTS
• GREAT LOCATION

Property features AI

Exterior

• Parking: Asphalt parking; No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Water connected; Sewer connected; Natural gas available
• Home design: Single family house; One level; Fixer condition; R-1 zoning
• Construction: Vinyl and wood siding with plaster; Asphalt roof; Other foundation (see remarks)
• Exterior features: Garden; Shed(s); Covered front and rear porch; Storm door(s)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 total rooms
• Flooring: Hardwood; Vinyl; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air; Heat pump; Ceiling fan(s)
• Interior features: Eat-in kitchen; Pantry; Storm windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Unfinished basement with exterior entry and concrete floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $131k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.2% in Mount Carmel — 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 65/100 on livability (#140 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, amenities F.
• Hawkins County (rural): math 23% / reading 26% proficiency, ranked #93 of 139 in TN (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mt Carmel Elementary (math 42% / reading 52%, grade D-, #139 of 952 statewide, top 16%, 272 students, 0% FRL); Church Hill Middle School (math 24% / reading 22%, grade F, #168 of 333 statewide, top 51%, 350 students, 0% FRL); Volunteer High School (math 19% / reading 37%, grade F, #101 of 332 statewide, top 30%, 1,045 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 39 active listings in the ZIP; 151 units permitted in Hawkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $919 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hawkins County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $133k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,906 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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 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?
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: 1.15% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.76%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $162,864
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 Cherokee Dr	0.49mi	2/1.0 (-1)	931 (-0%)	2mo	$203,000	$218	70
412 Gallup Ave	0.39mi	3/1.0	1,032 (+10%)	10mo	$179,900	$174	57
228 Birch St	0.67mi	3/1.0	972 (+4%)	9mo	$235,000	$242	55
164 Birch St	0.67mi	2/1.0 (-1)	990 (+6%)	3mo	$115,000	$116	52
109 Dahlia St	0.73mi	3/1.0	952 (+2%)	24mo	$100,000	$105	43

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $3,635
• Equity at exit: $19,816

10-year hold

• IRR: 12.1%
• Equity multiple: 1.95×
• Total profit: $35,465
• Equity at exit: $11,491

Cash invested: $37,212 (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 37645

• Home prices YoY: -7.3%
• Active inventory: 39
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$63 /mo · $753/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $396

Break-even live

Break-even rent $1,032

Max offer price $132,900

Occupancy floor 69%

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: $33,225
• Closing costs: $3,987
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $132,900 Active 23 DOM
2. 2026-06-18
   days on market $132,900 Active 22 DOM
3. 2026-06-17
   days on market $132,900 Active 21 DOM
4. 2026-06-16
   days on market $132,900 Active 20 DOM
5. 2026-06-15
   days on market $132,900 Active 19 DOM
6. 2026-06-14
   days on market $132,900 Active 17 DOM
7. 2026-06-13
   pricedays on market $132,900 Active 16 DOM
8. 2026-06-10
   days on market $134,900 Active 14 DOM
9. 2026-06-09
   days on market $134,900 Active 13 DOM
10. 2026-06-08
    days on market $134,900 Active 12 DOM
11. 2026-06-07
    days on market $134,900 Active 11 DOM
12. 2026-06-05
    pricedays on market $134,900 Active 8 DOM
13. 2026-06-02
    days on market $139,900 Active 6 DOM
14. 2026-06-01
    days on market $139,900 Active 5 DOM
15. 2026-05-31
    days on market $139,900 Active 4 DOM
16. 2026-05-30
    days on market $139,900 Active 3 DOM
17. 2026-05-27
    listed $139,900 Active
18. 2020-07-23
    soldstatus $65,000
19. 2020-07-22
    soldstatus $65,000 978-char remark

    Show marketing remark (978 chars)

    TIRED OF THE APARTMENT? - ARE YOU A SLAVE TO RENT? OR JUST WANT EASY ONE LEVEL AFFORDABLE LIVING? - Continue to rent and all you will have is receipts. Your monthly payments likely will be less than you're giving your landlord when you make the ranch home your new address. You get an unfinished basement for your storage needs, plenty of parking space, and best of all you get 2 additional lots, to the right and left of this home. Here is where you can begin enjoying home ownership at an affordable price. Estate being sold in ''AS IS'' condition. At this price you can bring your vision for decorating and making it just perfect for you. Why pay for big when you can own a good home at a size that suits your life-style? Relax and enjoy country living in the city of Mount Carmel, just minutes from all your needs. Drive a short distance to Interstate #26 and #81 and all beautiful east Tennessee has to offer. You are near lakes, rivers and great outdoor fun. Better Hurry!

20. 2020-06-09
    soldstatus $115,000
21. 2019-09-13
    listed $59,900 978-char remark

    Show marketing remark (978 chars)

    TIRED OF THE APARTMENT? - ARE YOU A SLAVE TO RENT? OR JUST WANT EASY ONE LEVEL AFFORDABLE LIVING? - Continue to rent and all you will have is receipts. Your monthly payments likely will be less than you're giving your landlord when you make the ranch home your new address. You get an unfinished basement for your storage needs, plenty of parking space, and best of all you get 2 additional lots, to the right and left of this home. Here is where you can begin enjoying home ownership at an affordable price. Estate being sold in ''AS IS'' condition. At this price you can bring your vision for decorating and making it just perfect for you. Why pay for big when you can own a good home at a size that suits your life-style? Relax and enjoy country living in the city of Mount Carmel, just minutes from all your needs. Drive a short distance to Interstate #26 and #81 and all beautiful east Tennessee has to offer. You are near lakes, rivers and great outdoor fun. Better Hurry!

ⓘ 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: $753 · $63/mo
• Projected year-2 tax: $944 · $79/mo
• Expected delta: +$191/yr (+$16/mo · 25.3%)

ⓘ 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 7 d/yr ≥100°F today · 20 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: $18,393
• − Mortgage interest: −$7,444
• − Property taxes: −$753
• − Insurance: −$664
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$3,866
• Taxable income: $2,722
• Est. tax owed @ 24.0%: −$653
• After-tax cash flow: $4,097/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: Hawkins County
• NCES district ID: 4701740
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $37,555
• Composite: 20.45/100
• National rank: #8581
• State rank: #93 of 139 in TN

Livability — Mount Carmel

• Score: 65/100
• State rank: #140
• US rank: #12696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Carmel, TN
• City population: 5,504
• Population (ZIP): 5,504

Population outlook (Hawkins County) Hauer SSP2

• Today (2025): 55,226 people
• By 2030: 53,784 · -2.6%
• By 2040: 50,015 · -9.4%
• By 2050: 45,682 · -17.3%
• By 2075: 36,211 · -34.4%
• By 2100: 26,536 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Serbian 4% Slovak 2% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Hawkins

• 2024 margin: Solid R (+68.8) · D 15.2% · R 84.0%
• 2008→2024 swing: -26.9pp toward R · 2008: -42.0pp · 2024: -68.8pp
• All cycles: 2024: R+68.8 2020: R+65.8 2016: R+63.4 2012: R+47.0 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.04%
• Current HPI: 329.6095
• 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

+133.6% since first listed

5 events — show timeline

• 2026-05-27 Listed $139,900 TVRMLS
• 2020-07-23 Sold (Public Records) $65,000 Public Records
• 2020-07-22 Sold (MLS) $65,000 TVRMLS
• 2020-06-09 Sold (Public Records) $115,000 Public Records
• 2019-09-13 Listed $59,900 TVRMLS

Property tax history

+1.9%/yr

Latest (2025): $753 · +0.0% YoY. Source: county tax records.