113 Niagara Ln · Oak Ridge, TN 37830

$199,900

2 bd · 1.0 ba · 768 sqft · Other public records · 136 Days on market

Built 1948 8,712 sqft lot

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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 +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your search for the perfect starter home or potential investment property ends here! This cul-de-sac home has been lovingly maintained and is ready for its next owner. Enjoy coffee on your private deck overlooking a fully fenced yard. Inside, natural light floods the space. The floor plan is no nonsense, with a laundry/utility room, kitchen, living area, two bedrooms, and an updated bathroom. Parking is a breeze with an off street gravel parking area. This top tier location has all Oak Ridge schools and is mere minutes from Melton Lake Marina, Haw Ridge trails, shopping, and other Oak Ridge conveniences. All appliances and garden shed are included. Schedule your private tour today!

Key facts

• Quiet cul-de-sac
• Fenced yard
• Storage shed

Tags

• QUIET CUL-DE-SAC
• FENCED YARD
• DECK AND PATIO
• DEDICATED LAUNDRY ROOM
• RECENT PLUMBING UPDATES
• STORAGE SHED

Property features AI

Exterior

• Parking: Off-street parking; Designated parking
• Utilities: Public sewer
• Home design: Detached property
• Construction: Cement siding; Block construction; Slab foundation
• Exterior features: Storage structure; Cul-de-sac lot; Level lot; Other view

Interior

• Kitchen: Dishwasher; Microwave; Self-cleaning oven; Refrigerator
• Flooring: Laminate; Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat; Heat pump; Natural gas available; Electric heating; Central cooling; Ceiling fans
• Interior features: Eat-in kitchen; 6 total rooms; Electric fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $10 ($116/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 $157k (21.6% below list).
• Recommended offer: $157k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Woodland Elementary (math 52% / reading 37%, grade F, #164 of 952 statewide, top 19%, 419 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 400 units permitted in Anderson County in 2024 (91 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $156,676 (21.6% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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?
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: 0.78% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 10.6

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-31,673
• Equity at exit: $29,806

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-26,361
• Equity at exit: $17,284

Cash invested: $55,972 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$96 /mo · $1,158/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $10

Break-even live

Break-even rent $1,555

Max offer price $199,900

Occupancy floor 94%

Sensitivity live

Price	-10% $123	-5% $66	+0% $10	+5% $-47	+10% $-103
Rent	-10% $-114	-5% $-52	+0% $10	+5% $72	+10% $133
Rate	-1.0pp $110	-0.5pp $61	base $10	+0.5pp $-42	+1.0pp $-95

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 S Tulane Ave Oak Ridge, TN	2.0	1.0–2.0	998	$2,157	$2.16	4d	18	0.60mi
121 Nesper Rd Oak Ridge, TN	2.0	1.0	800	$1,300	$1.62	25d	1	0.91mi
101 Elmhurst Dr Oak Ridge, TN	1.0–3.0	1.0–1.5	825	$1,384	$1.68	4d	7	1.22mi
167 Waddell Cir Unit 171 Oak Ridge, TN	2.0	1.5	1100	$1,700	$1.55	12d	1	1.25mi
500 Tuskegee Dr Oak Ridge, TN	1.0–3.0	1.0–2.0	950	$980	$1.03	4d	1	1.33mi
82 E Tennessee Ave Oak Ridge, TN	2.0	1.0	710	$1,475	$2.08	4d	5	1.34mi
219 Highland Ave Unit 1 Oak Ridge, TN	3.0	1.0	950	$1,595	$1.68	4d	1	1.37mi
245 Waddell Cir Oak Ridge, TN	2.0	1.0	795	$955	$1.20	12d	1	1.38mi
100 E Tennessee Ave Unit 101 Oak Ridge, TN	2.0	1.0	889	$1,575	$1.77	4d	1	1.40mi

Listing history 30 events

1. 2026-06-22
   days on market $199,900 Active 136 DOM
2. 2026-06-18
   days on market $199,900 Active 133 DOM
3. 2026-06-17
   days on market $199,900 Active 132 DOM
4. 2026-06-16
   days on market $199,900 Active 131 DOM
5. 2026-06-15
   days on market $199,900 Active 130 DOM
6. 2026-06-14
   days on market $199,900 Active 128 DOM
7. 2026-06-10
   days on market $199,900 Active 125 DOM
8. 2026-06-09
   days on market $199,900 Active 124 DOM
9. 2026-06-08
   days on market $199,900 Active 123 DOM
10. 2026-06-07
    days on market $199,900 Active 122 DOM
11. 2026-06-03
    days on market $199,900 Active 118 DOM
12. 2026-06-03
    price $199,900 Active 117 DOM
13. 2026-06-02
    days on market $216,900 Active 117 DOM
14. 2026-06-01
    days on market $216,900 Active 116 DOM
15. 2026-05-31
    days on market $216,900 Active 115 DOM
16. 2026-05-31
    days on market $216,900 Active 114 DOM
17. 2026-02-18
    price $216,900
18. 2026-02-05
    listed $224,900 Active
19. 2024-04-01
    soldstatus $198,000
20. 2024-03-28
    soldstatus $198,000 690-char remark

    Show marketing remark (690 chars)

    Your search for the perfect starter home or potential investment property ends here! This cul-de-sac home has been lovingly maintained and is ready for its next owner. Enjoy coffee on your private deck overlooking a fully fenced yard. Inside, natural light floods the space. The floor plan is no nonsense, with a laundry/utility room, kitchen, living area, two bedrooms, and an updated bathroom. Parking is a breeze with an off street gravel parking area. This top tier location has all Oak Ridge schools and is mere minutes from Melton Lake Marina, Haw Ridge trails, shopping, and other Oak Ridge conveniences. All appliances and garden shed are included. Schedule your private tour today!

21. 2024-03-28
    soldstatus $198,000 Closed 690-char remark

    Show marketing remark (690 chars)

    Your search for the perfect starter home or potential investment property ends here! This cul-de-sac home has been lovingly maintained and is ready for its next owner. Enjoy coffee on your private deck overlooking a fully fenced yard. Inside, natural light floods the space. The floor plan is no nonsense, with a laundry/utility room, kitchen, living area, two bedrooms, and an updated bathroom. Parking is a breeze with an off street gravel parking area. This top tier location has all Oak Ridge schools and is mere minutes from Melton Lake Marina, Haw Ridge trails, shopping, and other Oak Ridge conveniences. All appliances and garden shed are included. Schedule your private tour today!

22. 2024-02-15
    historical Pending - Continue to Show - 1st Right of Refusal 690-char remark

    Show marketing remark (690 chars)

    Your search for the perfect starter home or potential investment property ends here! This cul-de-sac home has been lovingly maintained and is ready for its next owner. Enjoy coffee on your private deck overlooking a fully fenced yard. Inside, natural light floods the space. The floor plan is no nonsense, with a laundry/utility room, kitchen, living area, two bedrooms, and an updated bathroom. Parking is a breeze with an off street gravel parking area. This top tier location has all Oak Ridge schools and is mere minutes from Melton Lake Marina, Haw Ridge trails, shopping, and other Oak Ridge conveniences. All appliances and garden shed are included. Schedule your private tour today!

23. 2024-02-13
    status Active 690-char remark

    Show marketing remark (690 chars)

    Your search for the perfect starter home or potential investment property ends here! This cul-de-sac home has been lovingly maintained and is ready for its next owner. Enjoy coffee on your private deck overlooking a fully fenced yard. Inside, natural light floods the space. The floor plan is no nonsense, with a laundry/utility room, kitchen, living area, two bedrooms, and an updated bathroom. Parking is a breeze with an off street gravel parking area. This top tier location has all Oak Ridge schools and is mere minutes from Melton Lake Marina, Haw Ridge trails, shopping, and other Oak Ridge conveniences. All appliances and garden shed are included. Schedule your private tour today!

24. 2024-02-09
    historical Pending - Continue to Show 690-char remark

    Show marketing remark (690 chars)

    Your search for the perfect starter home or potential investment property ends here! This cul-de-sac home has been lovingly maintained and is ready for its next owner. Enjoy coffee on your private deck overlooking a fully fenced yard. Inside, natural light floods the space. The floor plan is no nonsense, with a laundry/utility room, kitchen, living area, two bedrooms, and an updated bathroom. Parking is a breeze with an off street gravel parking area. This top tier location has all Oak Ridge schools and is mere minutes from Melton Lake Marina, Haw Ridge trails, shopping, and other Oak Ridge conveniences. All appliances and garden shed are included. Schedule your private tour today!

25. 2024-02-08
    listed $198,000 Active 690-char remark

    Show marketing remark (690 chars)

    Your search for the perfect starter home or potential investment property ends here! This cul-de-sac home has been lovingly maintained and is ready for its next owner. Enjoy coffee on your private deck overlooking a fully fenced yard. Inside, natural light floods the space. The floor plan is no nonsense, with a laundry/utility room, kitchen, living area, two bedrooms, and an updated bathroom. Parking is a breeze with an off street gravel parking area. This top tier location has all Oak Ridge schools and is mere minutes from Melton Lake Marina, Haw Ridge trails, shopping, and other Oak Ridge conveniences. All appliances and garden shed are included. Schedule your private tour today!

26. 2021-10-01
    soldstatus $140,000
27. 2021-09-29
    soldstatus $140,000 Closed
28. 2021-09-02
    historical Pending - Continue to Show - Financing
29. 2021-09-02
    price $140,000
30. 2021-09-02
    listed $134,900 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: $1,158 · $96/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$262/yr (+$22/mo · 22.6%)

ⓘ 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 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: $18,801
• − Mortgage interest: −$11,198
• − Property taxes: −$1,158
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$5,815
• Taxable loss: −$3,377
• Est. tax savings @ 24.0%: +$811
• After-tax cash flow: $927/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

+60.8% since first listed

14 events — show timeline

• 2026-02-18 Price Changed $216,900 Knoxville MLS
• 2026-02-05 Listed $224,900 Knoxville MLS
• 2024-04-01 Sold (Public Records) $198,000 Public Records
• 2024-03-28 Sold (MLS) $198,000 Knoxville MLS
• 2024-03-28 Sold (MLS) $198,000 REALTRACS as Distributed by MLS Grid
• 2024-02-15 Contingent — Knoxville MLS
• 2024-02-13 Relisted — Knoxville MLS
• 2024-02-09 Contingent — Knoxville MLS
• 2024-02-08 Listed $198,000 Knoxville MLS
• 2021-10-01 Sold (Public Records) $140,000 Public Records
• 2021-09-29 Sold (MLS) $140,000 Knoxville MLS
• 2021-09-02 Contingent — Knoxville MLS
• 2021-09-02 Price Changed $140,000 Knoxville MLS
• 2021-09-02 Listed $134,900 Knoxville MLS

Property tax history

+4.7%/yr

Latest (2025): $1,158 · +58.8% YoY. Source: county tax records.