205 E Tennessee Ave · Oak Ridge, TN 37830

$198,500

2 bd · 3.0 ba · 2,178 sqft · MultiFamily public records · 53 Days on market

Built 1943 6,969 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Clean, move-in ready ''B'' house close to Jackson Square has a new roof, new decks and new paint throughout. Electrical and plumbing have been completely updated, including sewer out to the street. This home comes with a transferable foundation warranty. Off-street parking permit is also available and allowance of $3,000 is being offered. The kitchen has new counter tops and all appliances remain. The bathroom has a jetted tub. The bonus room has heat, air and insulation and can be used as an office or third bedroom. The neutral interior and landscaping invite you to add your own personal touches.

Key facts

• 6,969 sq ft lot
• Built 1943
• Listed 53 days

Property features AI

Finance

• Other: Lot approximately 0.16 acre; Building area approximately 1,104 total

Exterior

• Utilities: Public sewer
• Home design: Detached property
• Construction: Frame construction
• Exterior features: On-site storage structure; Vinyl siding

Interior

• Flooring: Laminate flooring; Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central cooling
• Interior features: Wood-burning brick fireplace; Washer and dryer included
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath multifamily listed at $198k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $198k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 3.4% in Oak Ridge — 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 78/100 on livability (#4 in TN, #2,605 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• Oak Ridge (suburban): math 34% / reading 37% proficiency, ranked #23 of 139 in TN (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glenwood Elementary (math 67% / reading 52%, grade B-, #60 of 952 statewide, top 7%, 367 students, 0% FRL); Jefferson Middle School (math 32% / reading 33%, grade F, #81 of 333 statewide, top 26%, 721 students, 0% FRL); Oak Ridge High School (math 10% / reading 53%, grade F, #69 of 332 statewide, top 21%, 1,587 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.1%/yr); 189 active listings in the ZIP; 400 units permitted in Anderson County in 2024 (91 in 5+ unit buildings).
• At $3,216/mo this rent would consume 53% of the median local household income ($72k/yr) (locally 914% 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.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $18k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $117k; list at $198k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,545 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.62% ✓
• Cap rate: 14.00%
• Cash-on-cash: 27.51%
• DSCR: 2.22
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 1.89×
• Total profit: $49,320
• Equity at exit: $29,597

10-year hold

• IRR: 29.8%
• Equity multiple: 3.68×
• Total profit: $148,835
• Equity at exit: $17,163

Cash invested: $55,580 (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 37830

• Home prices YoY: -33.2%
• Rents YoY: 3.1%
• Active inventory: 189
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,216 high
• Mortgage (P&I): −$1,041
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $1,274

Break-even live

Break-even rent $1,603

Max offer price $198,500

Occupancy floor 55%

Sensitivity live

Price	-10% $1,386	-5% $1,330	+0% $1,274	+5% $1,218	+10% $1,162
Rent	-10% $1,020	-5% $1,147	+0% $1,274	+5% $1,401	+10% $1,528
Rate	-1.0pp $1,374	-0.5pp $1,325	base $1,274	+0.5pp $1,223	+1.0pp $1,170

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,216
Total (2 units)			$3,216

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: $49,625
• Closing costs: $5,955
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $198,500 Active 53 DOM
2. 2026-06-18
   days on market $198,500 Active 50 DOM
3. 2026-06-17
   days on market $198,500 Active 49 DOM
4. 2026-06-16
   days on market $198,500 Active 48 DOM
5. 2026-06-15
   days on market $198,500 Active 47 DOM
6. 2026-06-14
   days on market $198,500 Active 45 DOM
7. 2026-06-10
   days on market $198,500 Active 42 DOM
8. 2026-06-09
   days on market $198,500 Active 41 DOM
9. 2026-06-08
   days on market $198,500 Active 40 DOM
10. 2026-06-07
    pricedays on market $198,500 Active 39 DOM
11. 2026-06-03
    days on market $215,000 Active 35 DOM
12. 2026-06-02
    days on market $215,000 Active 34 DOM
13. 2026-06-01
    days on market $215,000 Active 33 DOM
14. 2026-05-31
    days on market $215,000 Active 32 DOM
15. 2026-05-31
    days on market $215,000 Active 31 DOM
16. 2026-05-15
    price $215,000
17. 2026-04-29
    listed $217,000 Active
18. 2026-04-25
    historical $217,000
19. 2019-07-30
    soldstatus $116,900 Closed 604-char remark

    Show marketing remark (604 chars)

    Clean, move-in ready ''B'' house close to Jackson Square has a new roof, new decks and new paint throughout. Electrical and plumbing have been completely updated, including sewer out to the street. This home comes with a transferable foundation warranty. Off-street parking permit is also available and allowance of $3,000 is being offered. The kitchen has new counter tops and all appliances remain. The bathroom has a jetted tub. The bonus room has heat, air and insulation and can be used as an office or third bedroom. The neutral interior and landscaping invite you to add your own personal touches.

20. 2019-07-23
    status Pending 604-char remark

    Show marketing remark (604 chars)

    Clean, move-in ready ''B'' house close to Jackson Square has a new roof, new decks and new paint throughout. Electrical and plumbing have been completely updated, including sewer out to the street. This home comes with a transferable foundation warranty. Off-street parking permit is also available and allowance of $3,000 is being offered. The kitchen has new counter tops and all appliances remain. The bathroom has a jetted tub. The bonus room has heat, air and insulation and can be used as an office or third bedroom. The neutral interior and landscaping invite you to add your own personal touches.

21. 2019-06-18
    historical Pending - Continue to Show - Inspection 604-char remark

    Show marketing remark (604 chars)

    Clean, move-in ready ''B'' house close to Jackson Square has a new roof, new decks and new paint throughout. Electrical and plumbing have been completely updated, including sewer out to the street. This home comes with a transferable foundation warranty. Off-street parking permit is also available and allowance of $3,000 is being offered. The kitchen has new counter tops and all appliances remain. The bathroom has a jetted tub. The bonus room has heat, air and insulation and can be used as an office or third bedroom. The neutral interior and landscaping invite you to add your own personal touches.

22. 2019-03-14
    listed $109,900 Active 604-char remark

    Show marketing remark (604 chars)

    Clean, move-in ready ''B'' house close to Jackson Square has a new roof, new decks and new paint throughout. Electrical and plumbing have been completely updated, including sewer out to the street. This home comes with a transferable foundation warranty. Off-street parking permit is also available and allowance of $3,000 is being offered. The kitchen has new counter tops and all appliances remain. The bathroom has a jetted tub. The bonus room has heat, air and insulation and can be used as an office or third bedroom. The neutral interior and landscaping invite you to add your own personal touches.

23. 2006-09-18
    soldstatus $82,900 127-char remark

    Show marketing remark (127 chars)

    B house with enlosed porch, enlarged bath w/whirlpool tub, hardwoods floors have been refinished, fenced yard. Large back yard.

24. 2006-08-06
    listed $82,900 127-char remark

    Show marketing remark (127 chars)

    B house with enlosed porch, enlarged bath w/whirlpool tub, hardwoods floors have been refinished, fenced yard. Large back yard.

25. 2001-10-15
    soldstatus $102,735
26. 2001-10-15
    soldstatus $102,735

ⓘ 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: $1,715 · $143/mo
• Projected year-2 tax: $1,715 · $143/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,592
• − Mortgage interest: −$11,119
• − Property taxes: −$1,715
• − Insurance: −$992
• − Repairs & maintenance: −$3,087
• − Management: −$3,087
• − Depreciation: −$5,775
• Taxable income: $12,816
• Est. tax owed @ 24.0%: −$3,076
• After-tax cash flow: $12,213/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: Oak Ridge
• NCES district ID: 4703240
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $49,949
• Composite: 30.75/100
• National rank: #6159
• State rank: #23 of 139 in TN

Livability — Oak Ridge

• Score: 78/100
• State rank: #4
• US rank: #2605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Ridge, TN
• County: Anderson County · 33,038 people
• City population: 33,038
• Metro: Knoxville, TN
• Population (ZIP): 33,038
• Household income: $72,269
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 914.0

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 76,963 people
• By 2030: 77,226 · +0.3%
• By 2040: 76,905 · -0.1%
• By 2050: 75,405 · -2.0%
• By 2075: 70,858 · -7.9%
• By 2100: 60,585 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 7% Hispanic / Latino 6% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Slovak 3% Italian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 5% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+35.7) · D 31.5% · R 67.3% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -26.2pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.2 2016: R+34.3 2012: R+29.8 2008: R+26.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -160.89%
• Current HPI: 323.0396
• Rent YoY: ▲ 3.11%
• Metro: Knoxville, 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

+109.3% since first listed

11 events — show timeline

• 2026-05-15 Price Changed $215,000 Knoxville MLS
• 2026-04-29 Listed $217,000 Knoxville MLS
• 2026-04-25 Coming Soon $217,000 Knoxville MLS
• 2019-07-30 Sold (MLS) $116,900 Knoxville MLS
• 2019-07-23 Pending — Knoxville MLS
• 2019-06-18 Contingent — Knoxville MLS
• 2019-03-14 Listed $109,900 Knoxville MLS
• 2006-09-18 Sold (MLS) $82,900 Knoxville MLS
• 2006-08-06 Listed $82,900 Knoxville MLS
• 2001-10-15 Sold (Public Records) $102,735 Public Records
• 2001-10-15 Sold (Public Records) $102,735 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,715 · +18.0% YoY. Source: county tax records.