918 Cedar Ave · Elizabethton, TN 37643

$219,900

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 14 Days on market

Built 1950 7,405 sqft lot Est $253k · 13% under

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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 +14.5/30.0
• ARV discount +13.5/15.0
• DSCR +4.4/10.0
• Livability +3.3/5.0
• 1% rule +2.9/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a turn-key home in the heart of Elizabethton? Don't miss this one! Completely remodeled, this cute cottage has been fully updated and offers 3 bedrooms, 2 full bathrooms, and over 1,400+ sq ft of finished living space, all on one level. Inside, the home has been updated with fresh paint, new flooring, and updated lighting that sets the tone, while a refreshed kitchen anchors the space with stainless appliances, butcher-block countertops, and open shelving. Elevating the home even further, both bathrooms have been tastefully updated--creating a clean, modern interior that's truly move-in ready. Offering a thoughtful layout, this home includes four bedrooms total, highlighted by a

Key facts

• Stainless appliances
• Remodeled cottage
• Turn-key home

Tags

• TURN-KEY HOME
• REMODELED COTTAGE
• REFRESHED KITCHEN
• STAINLESS APPLIANCES
• BUTCHER-BLOCK COUNTERTOPS
• OPEN SHELVING

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family house; One story; Residential zoning; Updated/remodeled condition
• Construction: Vinyl siding; Metal roof; Built with standard house foundation
• Exterior features: Covered patio/porch; Shed(s) on property; Level and sloped topography

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Updated/remodeled interior; See remarks
• 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 $220k.

Deal economics

• At list price, monthly cash flow is $47 ($566/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 $174k (20.9% below list).
• Recommended offer: $174k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.7% in Elizabethton — 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 (#121 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: amenities F, commute F, employment F.
• Elizabethton (suburban): math 36% / reading 35% proficiency, ranked #35 of 139 in TN (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harold Mccormick Elementary (math 27% / reading 32%, grade F, #423 of 952 statewide, top 48%, 380 students, 0% FRL); T A Dugger Junior High School (math 42% / reading 28%, grade F, #65 of 333 statewide, top 20%, 633 students, 0% FRL); Elizabethton High School (math 17% / reading 41%, grade F, #92 of 332 statewide, top 28%, 863 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 173 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 184 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Carter County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $102k; list at $220k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,009 (20.9% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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 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: 0.79% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $253,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 Roan St	0.36mi	3/1.0	1,425 (-1%)	6mo	$205,000	$144	77
602 Bradley St	0.17mi	3/1.5	1,485 (+3%)	11mo	$240,000	$162	75
604 2nd St	0.21mi	3/2.0	1,482 (+3%)	10mo	$257,000	$173	73
607 Bradley St	0.17mi	4/1.0 (+1)	1,404 (-2%)	13mo	$230,900	$164	72
405 Watauga Avenue Ave	0.39mi	3/1.0	1,397 (-3%)	9mo	$239,900	$172	69
609 Watauga Ave	0.28mi	3/2.0	1,334 (-7%)	3mo	$295,000	$221	68
700a Johnson Ave	0.26mi	3/2.0	1,300 (-10%)	2mo	$270,000	$208	66
722 Watauga Ave	0.20mi	3/2.0	1,264 (-12%)	7mo	$260,000	$206	61
310 2nd St	0.33mi	2/1.0 (-1)	1,325 (-8%)	9mo	$179,900	$136	59
718 Lynn Ave	0.14mi	3/2.5	1,650 (+15%)	9mo	$292,000	$177	56
509 Bingham St	0.18mi	3/2.0	1,225 (-15%)	8mo	$215,000	$176	56
401 H St	0.74mi	3/3.0	1,648 (+14%)	13mo	$340,000	$206	23

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-32,719
• Equity at exit: $32,788

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-24,993
• Equity at exit: $19,013

Cash invested: $61,572 (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 37643

• Home prices YoY: -19.3%
• Active inventory: 173
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,740 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $47

Break-even live

Break-even rent $1,680

Max offer price $219,900

Occupancy floor 92%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Ingram St Elizabethton, TN	3.0	2.0	1500	$2,000	$1.33	13d	1	0.77mi
1541 Southside Rd Apt 4 Elizabethton, TN	3.0	2.0	1300	$1,398	$1.08	13d	1	0.86mi
600 Pine Hill Rd Elizabethton, TN	2.0	1.0	1200	$1,800	$1.50	13d	1	1.36mi

Listing history 12 events

1. 2026-06-19
   days on market $219,900 Active 14 DOM
2. 2026-06-18
   days on market $219,900 Active 13 DOM
3. 2026-06-17
   days on market $219,900 Active 12 DOM
4. 2026-06-16
   days on market $219,900 Active 11 DOM
5. 2026-06-15
   days on market $219,900 Active 10 DOM
6. 2026-06-14
   days on market $219,900 Active 8 DOM
7. 2026-06-13
   days on market $219,900 Active 7 DOM
8. 2026-06-10
   days on market $219,900 Active 5 DOM
9. 2026-06-09
   days on market $219,900 Active 4 DOM
10. 2026-06-08
    days on market $219,900 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $219,900 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: $992 · $83/mo
• Projected year-2 tax: $1,561 · $130/mo
• Expected delta: +$569/yr (+$47/mo · 57.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,881
• − Mortgage interest: −$12,318
• − Property taxes: −$992
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$6,397
• Taxable loss: −$3,266
• Est. tax savings @ 24.0%: +$784
• After-tax cash flow: $1,350/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: Elizabethton
• NCES district ID: 4701110
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $30,800
• Composite: 28.94/100
• National rank: #6630
• State rank: #35 of 139 in TN

Livability — Elizabethton

• Score: 66/100
• State rank: #121
• US rank: #11785

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elizabethton, TN
• City population: 513
• Population (ZIP): 33,690

Population outlook (Carter County) Hauer SSP2

• Today (2025): 54,493 people
• By 2030: 52,639 · -3.4%
• By 2040: 47,929 · -12.0%
• By 2050: 42,877 · -21.3%
• By 2075: 31,487 · -42.2%
• By 2100: 21,979 · -59.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+63.2) · D 17.9% · R 81.2%
• 2008→2024 swing: -16.1pp toward R · 2008: -47.2pp · 2024: -63.2pp
• All cycles: 2024: R+63.2 2020: R+61.5 2016: R+64.0 2012: R+52.0 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.08%
• Current HPI: 321.4024
• 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

+1193.5% since first listed

8 events — show timeline

• 2026-06-05 Listed $219,900 TVRMLS
• 2026-01-23 Price Changed $219,900 TVRMLS
• 2025-09-24 Sold (Public Records) $102,500 Public Records
• 2025-08-09 Price Changed $156,000 TVRMLS
• 2025-07-27 Price Changed $164,000 TVRMLS
• 2025-07-16 Price Changed $169,000 TVRMLS
• 2019-03-04 Sold (Public Records) $65,300 Public Records
• 2016-02-02 Sold (Public Records) $17,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $992 · +38.7% YoY. Source: county tax records.