111 Church St · Surgoinsville, TN 37873

$150,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 70 Days on market

Built 1953 10,000 sqft lot $195/sqft · 8% above area Est $139k · 8% over

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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 +28.7/30.0
• DSCR +10.0/10.0
• Appreciation +7.7/10.0
• 1% rule +6.8/10.0
• ARV discount +4.0/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Welcome home to this charming two-bedroom, one-bath ranch located in the heart of Surgoinsville, Tennessee. Offering approximately 768± square feet of comfortable living space, this home is ideal for first-time buyers, downsizers, or investors. Inside, you'll find a spacious living room perfect for relaxing or entertaining. The home features two bedrooms, each with closets for convenient storage, and a full hall bathroom. The layout offers practical, single-level living with easy flow throughout. Additional highlights include a durable metal roof (age unknown), gas heat, and a gas water heater for efficiency and comfort. Whether you're looking for a cozy primary residence or an investment opportunity, this property offers great potential in a convenient location. Schedule your showing today!

Key facts

• Metal roof
• Gas water heater
• Gas heat

Tags

• METAL ROOF
• GAS HEAT
• GAS WATER HEATER
• SINGLE LEVEL LIVING
• CONVENIENT STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.5% in Surgoinsville — 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 60/100 on livability (#270 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B; Watch: schools F, amenities F, commute 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.
• Market conditions: 26 active listings in the ZIP; 151 units permitted in Hawkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.3% local appreciation)).
• Hawkins County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $19k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $150k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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 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?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.28%
• DSCR: 1.64
• GRM: 7.1

CMA / ARV

• ARV (median comp): $139,214
• List price: $150,000
• Delta: 7.75%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Church St	0.00mi	2/1.0	768 (0%)	0mo	$146,000	$190	100
221 Oak St	0.13mi	2/1.0	768 (0%)	19mo	$155,000	$202	78
203 Church St	0.03mi	2/1.0	780 (+2%)	23mo	$94,900	$122	77
1205 Church St	0.49mi	2/2.0	740 (-4%)	10mo	$160,000	$216	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.65×
• Total profit: $69,384
• Equity at exit: $88,226

10-year hold

• IRR: 24.7%
• Equity multiple: 5.30×
• Total profit: $180,773
• Equity at exit: $155,001

Cash invested: $42,000 (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 37873

• Home prices YoY: 1.6%
• Active inventory: 26
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$45 /mo · $545/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $500

Break-even live

Break-even rent $1,132

Max offer price $150,000

Occupancy floor 67%

Sensitivity live

Price	-10% $585	-5% $542	+0% $500	+5% $457	+10% $415
Rent	-10% $360	-5% $430	+0% $500	+5% $570	+10% $639
Rate	-1.0pp $575	-0.5pp $538	base $500	+0.5pp $461	+1.0pp $422

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-10
   status Pending 809-char remark

   Show marketing remark (809 chars)

   Welcome home to this charming two-bedroom, one-bath ranch located in the heart of Surgoinsville, Tennessee. Offering approximately 768± square feet of comfortable living space, this home is ideal for first-time buyers, downsizers, or investors. Inside, you'll find a spacious living room perfect for relaxing or entertaining. The home features two bedrooms, each with closets for convenient storage, and a full hall bathroom. The layout offers practical, single-level living with easy flow throughout. Additional highlights include a durable metal roof (age unknown), gas heat, and a gas water heater for efficiency and comfort. Whether you're looking for a cozy primary residence or an investment opportunity, this property offers great potential in a convenient location. Schedule your showing today!

2. 2026-05-02
   price $150,000 809-char remark

   Show marketing remark (809 chars)

   Welcome home to this charming two-bedroom, one-bath ranch located in the heart of Surgoinsville, Tennessee. Offering approximately 768± square feet of comfortable living space, this home is ideal for first-time buyers, downsizers, or investors. Inside, you'll find a spacious living room perfect for relaxing or entertaining. The home features two bedrooms, each with closets for convenient storage, and a full hall bathroom. The layout offers practical, single-level living with easy flow throughout. Additional highlights include a durable metal roof (age unknown), gas heat, and a gas water heater for efficiency and comfort. Whether you're looking for a cozy primary residence or an investment opportunity, this property offers great potential in a convenient location. Schedule your showing today!

3. 2026-03-18
   price $159,000 809-char remark

   Show marketing remark (809 chars)

   Welcome home to this charming two-bedroom, one-bath ranch located in the heart of Surgoinsville, Tennessee. Offering approximately 768± square feet of comfortable living space, this home is ideal for first-time buyers, downsizers, or investors. Inside, you'll find a spacious living room perfect for relaxing or entertaining. The home features two bedrooms, each with closets for convenient storage, and a full hall bathroom. The layout offers practical, single-level living with easy flow throughout. Additional highlights include a durable metal roof (age unknown), gas heat, and a gas water heater for efficiency and comfort. Whether you're looking for a cozy primary residence or an investment opportunity, this property offers great potential in a convenient location. Schedule your showing today!

4. 2026-02-28
   listed $169,000 Active 809-char remark

   Show marketing remark (809 chars)

   Welcome home to this charming two-bedroom, one-bath ranch located in the heart of Surgoinsville, Tennessee. Offering approximately 768± square feet of comfortable living space, this home is ideal for first-time buyers, downsizers, or investors. Inside, you'll find a spacious living room perfect for relaxing or entertaining. The home features two bedrooms, each with closets for convenient storage, and a full hall bathroom. The layout offers practical, single-level living with easy flow throughout. Additional highlights include a durable metal roof (age unknown), gas heat, and a gas water heater for efficiency and comfort. Whether you're looking for a cozy primary residence or an investment opportunity, this property offers great potential in a convenient location. Schedule your showing today!

5. 2024-12-02
   soldstatus $95,000
6. 2024-11-26
   soldstatus $95,000 Closed 1107-char remark

   Show marketing remark (1107 chars)

   PRE APPROVED BUYERS ONLY!! Have your UPDATED pre approval letter available upon request from the listing agent. Two bedroom, one full bath ranch home with approx 768+/- square ft and a metal roof(age unknown). This home has gas heat and a gas water heater. There is a large living room with two bedrooms with closets and a full hall bathroom. The age of the HVAC is unknown. This was a former rental. This home IS NOT for rent! NO VERBAL OFFERS WILL BE PRESENTED! Pre approved buyers only can preview this home. This home is in average condition and was built in 1953. The home has utility water and city sewer. This home is being sold AS IS. The seller will make no repairs as the result of any home inspection or appraisal if applicable! All this information was taken from Hawkins County courthouse records. * It is the ABSOLUTE and SOLE responsibility of THE BUYER and THE BUYER'S AGENT to verify ALL the information stated herein. NO FHA, VA, OR USDA LOANS WILL BE CONSIDERED!! NO VERBAL OFFERS WILL BE PRESENTED!! This home is not for rent! * AGENTS, ALL appts will go thru showing time. See sign.

7. 2024-11-12
   status Pending 1107-char remark

   Show marketing remark (1107 chars)

   PRE APPROVED BUYERS ONLY!! Have your UPDATED pre approval letter available upon request from the listing agent. Two bedroom, one full bath ranch home with approx 768+/- square ft and a metal roof(age unknown). This home has gas heat and a gas water heater. There is a large living room with two bedrooms with closets and a full hall bathroom. The age of the HVAC is unknown. This was a former rental. This home IS NOT for rent! NO VERBAL OFFERS WILL BE PRESENTED! Pre approved buyers only can preview this home. This home is in average condition and was built in 1953. The home has utility water and city sewer. This home is being sold AS IS. The seller will make no repairs as the result of any home inspection or appraisal if applicable! All this information was taken from Hawkins County courthouse records. * It is the ABSOLUTE and SOLE responsibility of THE BUYER and THE BUYER'S AGENT to verify ALL the information stated herein. NO FHA, VA, OR USDA LOANS WILL BE CONSIDERED!! NO VERBAL OFFERS WILL BE PRESENTED!! This home is not for rent! * AGENTS, ALL appts will go thru showing time. See sign.

8. 2024-10-26
   historical Active Under Contract 1107-char remark

   Show marketing remark (1107 chars)

   PRE APPROVED BUYERS ONLY!! Have your UPDATED pre approval letter available upon request from the listing agent. Two bedroom, one full bath ranch home with approx 768+/- square ft and a metal roof(age unknown). This home has gas heat and a gas water heater. There is a large living room with two bedrooms with closets and a full hall bathroom. The age of the HVAC is unknown. This was a former rental. This home IS NOT for rent! NO VERBAL OFFERS WILL BE PRESENTED! Pre approved buyers only can preview this home. This home is in average condition and was built in 1953. The home has utility water and city sewer. This home is being sold AS IS. The seller will make no repairs as the result of any home inspection or appraisal if applicable! All this information was taken from Hawkins County courthouse records. * It is the ABSOLUTE and SOLE responsibility of THE BUYER and THE BUYER'S AGENT to verify ALL the information stated herein. NO FHA, VA, OR USDA LOANS WILL BE CONSIDERED!! NO VERBAL OFFERS WILL BE PRESENTED!! This home is not for rent! * AGENTS, ALL appts will go thru showing time. See sign.

9. 2024-10-18
   price $99,990 1107-char remark

   Show marketing remark (1107 chars)

   PRE APPROVED BUYERS ONLY!! Have your UPDATED pre approval letter available upon request from the listing agent. Two bedroom, one full bath ranch home with approx 768+/- square ft and a metal roof(age unknown). This home has gas heat and a gas water heater. There is a large living room with two bedrooms with closets and a full hall bathroom. The age of the HVAC is unknown. This was a former rental. This home IS NOT for rent! NO VERBAL OFFERS WILL BE PRESENTED! Pre approved buyers only can preview this home. This home is in average condition and was built in 1953. The home has utility water and city sewer. This home is being sold AS IS. The seller will make no repairs as the result of any home inspection or appraisal if applicable! All this information was taken from Hawkins County courthouse records. * It is the ABSOLUTE and SOLE responsibility of THE BUYER and THE BUYER'S AGENT to verify ALL the information stated herein. NO FHA, VA, OR USDA LOANS WILL BE CONSIDERED!! NO VERBAL OFFERS WILL BE PRESENTED!! This home is not for rent! * AGENTS, ALL appts will go thru showing time. See sign.

10. 2024-02-28
    listed $129,900 Active 1107-char remark

    Show marketing remark (1107 chars)

    PRE APPROVED BUYERS ONLY!! Have your UPDATED pre approval letter available upon request from the listing agent. Two bedroom, one full bath ranch home with approx 768+/- square ft and a metal roof(age unknown). This home has gas heat and a gas water heater. There is a large living room with two bedrooms with closets and a full hall bathroom. The age of the HVAC is unknown. This was a former rental. This home IS NOT for rent! NO VERBAL OFFERS WILL BE PRESENTED! Pre approved buyers only can preview this home. This home is in average condition and was built in 1953. The home has utility water and city sewer. This home is being sold AS IS. The seller will make no repairs as the result of any home inspection or appraisal if applicable! All this information was taken from Hawkins County courthouse records. * It is the ABSOLUTE and SOLE responsibility of THE BUYER and THE BUYER'S AGENT to verify ALL the information stated herein. NO FHA, VA, OR USDA LOANS WILL BE CONSIDERED!! NO VERBAL OFFERS WILL BE PRESENTED!! This home is not for rent! * AGENTS, ALL appts will go thru showing time. See sign.

ⓘ 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: $545 · $45/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$520/yr (+$43/mo · 95.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,182
• − Mortgage interest: −$8,402
• − Property taxes: −$545
• − Insurance: −$750
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$4,364
• Taxable income: $3,732
• Est. tax owed @ 24.0%: −$896
• After-tax cash flow: $5,104/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 — Surgoinsville

• Score: 60/100
• State rank: #270
• US rank: #19003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Surgoinsville, TN
• Population (ZIP): 4,446

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 5.35%
• Current HPI: 345.0544
• 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

+15.5% since first listed

10 events — show timeline

• 2026-05-10 Pending — TVRMLS
• 2026-05-02 Price Changed $150,000 TVRMLS
• 2026-03-18 Price Changed $159,000 TVRMLS
• 2026-02-28 Listed $169,000 TVRMLS
• 2024-12-02 Sold (Public Records) $95,000 Public Records
• 2024-11-26 Sold (MLS) $95,000 TVRMLS
• 2024-11-12 Pending — TVRMLS
• 2024-10-26 Contingent — TVRMLS
• 2024-10-18 Price Changed $99,990 TVRMLS
• 2024-02-28 Listed $129,900 TVRMLS

Property tax history

+1.4%/yr

Latest (2025): $545 · +2.6% YoY. Source: county tax records.