916 Mimosa Dr · Kingsport, TN 37660

$234,900

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 19 Days on market

Built 1958 0.28 ac lot Est $292k · 20% 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).

• ARV discount +15.0/15.0
• Cash flow +12.5/30.0
• Rent growth +4.5/5.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Central location, endless potential! This well-maintained ranch is located in a walkable, established neighborhood in the heart of Kingsport, minutes from an abundance of everyday amenities. The living room is a comfortable space to relax with friends and family, featuring a beautiful floor-to-ceiling brick fireplace with stone hearth. The picture window brings in lots of natural light for a warm and welcoming atmosphere. Adjacent to the living room is the open kitchen and breakfast nook, overlooking the spacious back yard and providing views of the surrounding mountains. Downstairs, you'll find a generously sized den with tons of potential to make the space into a comfortable and cozy r

Key facts

• Hardwood flooring
• Attached garage
• Spacious back yard

Tags

• OPEN KITCHEN
• SPACIOUS BACK YARD
• VIEWS OF SURROUNDING MOUNTAINS
• GENEROUSLY SIZED DEN
• HARDWOOD FLOORING
• ATTACHED GARAGE

Property features AI

Finance

• HOA & community: Association provides landscaping; Community features include sidewalks and curbs

Exterior

• Parking: Attached concrete garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: House (single family residence); Two levels; Residential zoning
• Construction: Brick construction; Block foundation; Built with a block-and-concrete basement; Below-grade finished area present
• Exterior features: Porch; Shingle roof; Level topography; Storage structure on property; Lot dimensions approximately 116.6 x 150.15 (irregular)

Interior

• Kitchen: Built-in electric oven; Cooktop; Dishwasher; Refrigerator; Laminate countertops
• Bedrooms: Total of 12 rooms (bedroom count not specified)
• Flooring: Concrete flooring; Hardwood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace heating; Central air conditioning
• Interior features: Laminate countertops; Double pane windows; Built-in electric oven; Cooktop; Dishwasher; Refrigerator; Has fireplace (2 total) with units in the basement and living room; Basement partially finished with block and concrete construction
• Laundry & utility: Washer/Dryer not specified (utilities connected)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-34 ($-414/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (22.6% below list).
• Recommended offer: $182k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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); 240 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).
• This rent runs 44% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Sullivan County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $165k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,925 (22.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1958 — 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. 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?
5. 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?
6. 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?
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: 0.77% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $292,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 Fairmont Ave	0.31mi	3/2.0	1,659 (-1%)	2mo	$335,000	$202	82
1016 Whippoorwill Ln	0.12mi	3/2.0	1,527 (-9%)	4mo	$223,900	$147	76
817 Mimosa Dr	0.20mi	3/2.0	1,537 (-8%)	3mo	$268,000	$174	74
533 Bellvue Ave	0.38mi	2/2.0 (-1)	1,624 (-3%)	0mo	$160,000	$99	71
1237 Stamp Lodge Rd	0.46mi	4/2.0 (+1)	1,764 (+5%)	2mo	$305,000	$173	63
830 Fairview Ave	0.32mi	3/2.0	1,484 (-12%)	3mo	$235,000	$158	63
1461 Gress Mag Mtn	0.54mi	3/2.5	1,749 (+4%)	4mo	$307,020	$176	63
1332 Clark Point Rd	0.53mi	4/2.0 (+1)	1,764 (+5%)	2mo	$313,000	$177	61
1032 Carrington Ct	0.59mi	3/3.0	1,815 (+8%)	1mo	$315,000	$174	54
1620 Lake St	0.41mi	4/2.0 (+1)	1,904 (+13%)	4mo	$225,000	$118	50
1000 Tranbarger Dr	0.41mi	3/1.0	1,450 (-14%)	5mo	$150,000	$103	50
545 Bays View Rd	0.64mi	3/1.5	1,443 (-14%)	3mo	$276,000	$191	42

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: -12.5%
• Equity multiple: 0.53×
• Total profit: $-30,813
• Equity at exit: $35,024

10-year hold

• IRR: 2.4%
• Equity multiple: 1.20×
• Total profit: $13,326
• Equity at exit: $20,310

Cash invested: $65,772 (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: 240
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,819 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$142 /mo · $1,704/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-34

Break-even live

Break-even rent $1,863

Max offer price $228,806

Occupancy floor 97%

Sensitivity live

Price	-10% $98	-5% $32	+0% $-34	+5% $-101	+10% $-167
Rent	-10% $-178	-5% $-106	+0% $-34	+5% $37	+10% $109
Rate	-1.0pp $84	-0.5pp $25	base $-34	+0.5pp $-95	+1.0pp $-157

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 Tay Sta Kingsport, TN	3.0	3.0	2136	$2,250	$1.05	23d	1	0.46mi
1240 Stamp Lodge Rd Kingsport, TN	4.0	2.5	1991	$2,170	$1.09	23d	1	0.49mi
1441 Gress Mag Mtn Kingsport, TN	3.0	2.5	2218	$2,200	$0.99	23d	1	0.50mi
724 Teasel Dr Kingsport, TN	1.0–2.0	1.0	927	$999	$1.08	23d	1	0.76mi
206 Hammond Ave Kingsport, TN	3.0	1.0	1696	$1,525	$0.90	23d	1	0.83mi
455 W Sullivan St Kingsport, TN	1.0–3.0	1.0–2.0	988	$1,954	$1.98	15d	16	0.84mi
1040 Tiptop Ave Kingsport, TN	2.0–3.0	2.0	947	$1,025	$1.08	15d	1	0.85mi
124 Bloomingdale Pike Kingsport, TN	1.0–2.0	1.0–1.5	878	$1,300	$1.48	15d	1	1.03mi
1100 Harrison Ave Unit 1 Kingsport, TN	3.0	1.0	2100	$1,695	$0.81	15d	1	1.16mi
109 W Wanola Ave Kingsport, TN	3.0	2.0	1600	$2,300	$1.44	15d	1	1.16mi
116 E Market St Unit 4 Kingsport, TN	2.0	1.0	1090	$1,395	$1.28	23d	1	1.31mi

Listing history 16 events

1. 2026-06-19
   days on market $234,900 Active 19 DOM
2. 2026-06-18
   days on market $234,900 Active 18 DOM
3. 2026-06-17
   days on market $234,900 Active 17 DOM
4. 2026-06-16
   days on market $234,900 Active 16 DOM
5. 2026-06-15
   days on market $234,900 Active 15 DOM
6. 2026-06-14
   days on market $234,900 Active 13 DOM
7. 2026-06-13
   days on market $234,900 Active 12 DOM
8. 2026-06-10
   days on market $234,900 Active 10 DOM
9. 2026-06-09
   days on market $234,900 Active 9 DOM
10. 2026-06-08
    days on market $234,900 Active 8 DOM
11. 2026-06-07
    days on market $234,900 Active 7 DOM
12. 2026-06-05
    days on market $234,900 Active 4 DOM
13. 2026-06-03
    days on market $234,900 Active 3 DOM
14. 2026-06-02
    days on market $234,900 Active 2 DOM
15. 2026-06-01
    remarks 699-char remark
16. 2026-06-01
    listed $234,900 Active 1 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: $1,704 · $142/mo
• Projected year-2 tax: $1,704 · $142/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 21 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: $21,831
• − Mortgage interest: −$13,158
• − Property taxes: −$1,704
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$6,833
• Taxable loss: −$4,532
• Est. tax savings @ 24.0%: +$1,088
• After-tax cash flow: $674/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

+42.4% since first listed

2 events — show timeline

• 2026-06-01 Listed $234,900 TVRMLS
• 2026-04-24 Sold (Public Records) $165,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,704 · +38.0% YoY. Source: county tax records.