1524 Fairview Ave · Kingsport, TN 37660

$194,900

3 bd · 1.0 ba · 2,270 sqft · SingleFamily public records · 191 Days on market

Built 1945 0.33 ac lot Est $318k · 39% under ↓ 4% since listing

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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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• Rent growth +4.5/5.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Back on Market at no fault of Seller, Buyers had a Home Sale Contigency that expired * * Looking for the perfect home? Look no more. Welcome home to this well-maintained 3-bedroom, 1-bath residence located in a convenient Kingsport city location close to schools, shopping, downtown, and hospitals. This move-in-ready home features a newer roof, HVAC system, and water heater, offering peace of mind and comfort for years to come. Inside, you'll find beautiful hardwood floors, a spacious living room, cozy dining area, and a roomy kitchen with charming wood cabinetry. The main level includes two bedrooms, a full bath, and a laundry room conveniently located just off the carport. The finis

Key facts

• Cozy dining area
• Newer roof
• Water heater

Tags

• NEWER ROOF
• HVAC SYSTEM
• WATER HEATER
• HARDWOOD FLOORS
• SPACIOUS LIVING ROOM
• COZY DINING AREA

Property features AI

Finance

• Other: Zoned R 1B
• Financial info:
• HOA & community:

Exterior

• Parking: Carport (1 space); Driveway with asphalt surface
• Security:
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Single-family house; Two levels; Residential property
• Construction: Brick construction; Block foundation; Composition/shingle roof; Built as a house
• Exterior features: Front porch; Rolling slope topography

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms:
• Flooring: Hardwood; Tile; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Heat pump; Central air
• Interior features: Electric range; Refrigerator; Finished basement; 7 total rooms
• 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 $195k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/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 $192k (1.7% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.8% in Kingsport — 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 71/100 on livability (#39 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities C-, crime F, commute F.
• Kingsport (urban): math 35% / reading 38% proficiency, ranked #26 of 139 in TN (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Theodore Roosevelt Elementary School (math 27% / reading 22%, grade F, #546 of 952 statewide, top 61%, 277 students, 0% FRL); John Sevier Middle School (math 21% / reading 24%, grade F, #172 of 333 statewide, top 52%, 750 students, 0% FRL); Dobyns - Bennett High School (math 23% / reading 56%, grade F, #28 of 332 statewide, top 9%, 2,514 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.0%/yr); 239 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).
• At $1,915/mo this rent would consume 47% of the median local household income ($49k/yr) (locally 1384% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Sullivan County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $55k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $171,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $317,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
428 Allen Dr	0.22mi	4/2.0 (+1)	2,268 (-0%)	0mo	$260,000	$115	80
1024 Sharondale Ave	0.52mi	3/1.0	2,259 (-0%)	10mo	$197,000	$87	66
909 Exeter Pl	0.35mi	3/2.0	2,112 (-7%)	6mo	$295,000	$140	63
1809 Duke St	0.53mi	3/1.0	1,950 (-14%)	2mo	$230,000	$118	50
1001 Lake St	0.50mi	3/2.0	2,059 (-9%)	14mo	$255,000	$124	45
1008 Lake St	0.48mi	4/3.0 (+1)	2,088 (-8%)	9mo	$233,000	$112	43
2029 Louita Ave	0.63mi	4/2.0 (+1)	2,490 (+10%)	3mo	$350,000	$141	43
1395 Clark Point Rd	0.69mi	3/2.5	2,208 (-3%)	19mo	$340,000	$154	41
1125 Drumcastle Ave	0.49mi	3/2.5	2,104 (-7%)	22mo	$300,000	$143	41
931 Riverside Ave	0.66mi	4/2.0 (+1)	2,560 (+13%)	0mo	$230,000	$90	38
1921 Orleans Rd	0.53mi	4/3.0 (+1)	1,992 (-12%)	8mo	$285,000	$143	36
849 Mimosa Dr	0.70mi	3/2.0	1,948 (-14%)	21mo	$312,000	$160	22

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 · 7.95% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-3,767
• Equity at exit: $29,060

10-year hold

• IRR: 12.4%
• Equity multiple: 2.19×
• Total profit: $65,063
• Equity at exit: $16,851

Cash invested: $54,572 (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 37660

• Home prices YoY: -24.2%
• Rents YoY: 8.0%
• Active inventory: 239
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$130 /mo · $1,556/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $280

Break-even live

Break-even rent $1,561

Max offer price $194,900

Occupancy floor 80%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Harrison Ave Unit 1 Kingsport, TN	3.0	1.0	2100	$1,695	$0.81	13d	1	0.65mi
1441 Gress Mag Mtn Kingsport, TN	3.0	2.5	2218	$2,200	$0.99	21d	1	0.69mi
1240 Stamp Lodge Rd Kingsport, TN	4.0	2.5	1991	$2,170	$1.09	21d	1	0.74mi
1104 Tay Sta Kingsport, TN	3.0	3.0	2136	$2,250	$1.05	21d	1	0.81mi
541 N Holston River Dr Kingsport, TN	3.0	2.5	1705	$2,000	$1.17	13d	1	1.30mi
206 Hammond Ave Kingsport, TN	3.0	1.0	1696	$1,525	$0.90	21d	1	1.49mi

Listing history 20 events

1. 2026-06-19
   days on market $194,900 Active 191 DOM
2. 2026-06-18
   days on market $194,900 Active 190 DOM
3. 2026-06-17
   days on market $194,900 Active 189 DOM
4. 2026-06-16
   days on market $194,900 Active 188 DOM
5. 2026-06-15
   days on market $194,900 Active 187 DOM
6. 2026-06-14
   days on market $194,900 Active 185 DOM
7. 2026-06-13
   days on market $194,900 Active 184 DOM
8. 2026-06-10
   days on market $194,900 Active 182 DOM
9. 2026-06-09
   days on market $194,900 Active 181 DOM
10. 2026-06-08
    days on market $194,900 Active 180 DOM
11. 2026-06-07
    days on market $194,900 Active 179 DOM
12. 2026-06-05
    days on market $194,900 Active 176 DOM
13. 2026-06-03
    days on market $194,900 Active 175 DOM
14. 2026-06-02
    days on market $194,900 Active 174 DOM
15. 2026-06-01
    days on market $194,900 Active 173 DOM
16. 2026-05-31
    days on market $194,900 Active 172 DOM
17. 2026-05-30
    days on market $194,900 Active 171 DOM
18. 2026-03-22
    historical Active Under Contract
19. 2026-01-26
    price $214,900
20. 2025-12-10
    listed $224,000 Active

ⓘ 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: $1,556 · $130/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,984
• − Mortgage interest: −$10,917
• − Property taxes: −$1,556
• − Insurance: −$974
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$5,670
• Taxable income: $188
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $3,316/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: Kingsport
• NCES district ID: 4702190
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $38,017
• Composite: 30.44/100
• National rank: #6233
• State rank: #26 of 139 in TN

Livability — Kingsport

• Score: 71/100
• State rank: #39
• US rank: #6587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingsport, TN
• County: Sullivan County · 121,987 people
• City population: 83,493
• Metro: Kingsport-Bristol, TN-VA
• Population (ZIP): 40,996
• Household income: $49,191
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1384.0

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 157,030 people
• By 2030: 156,415 · -0.4%
• By 2040: 153,778 · -2.1%
• By 2050: 149,018 · -5.1%
• By 2075: 138,068 · -12.1%
• By 2100: 119,927 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 4% Black 4% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Slovak 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Sullivan

• 2024 margin: Solid R (+55.0) · D 22.0% · R 77.0% · Other 1.0%
• 2008→2024 swing: -13.6pp toward R · 2008: -41.3pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+51.9 2016: R+56.2 2012: R+47.2 2008: R+41.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.93%
• Current HPI: 252.9821
• Rent YoY: ▲ 7.95%
• Metro: Kingsport-Bristol, TN-VA
• 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

-4.1% since first listed

3 events — show timeline

• 2026-03-22 Contingent — TVRMLS
• 2026-01-26 Price Changed $214,900 TVRMLS
• 2025-12-10 Listed $224,000 TVRMLS

Property tax history

+5.1%/yr

Latest (2025): $1,556 · +47.0% YoY. Source: county tax records.