2301 Roane State Hwy · Midtown, TN 37748

$150,000

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 255 Days on market

Built 1960 0.28 ac lot $185/sqft · 10% below area Est $167k · 10% under

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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 +21.4/30.0
• ARV discount +12.2/15.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity Address!!! This prime location offers endless possibilities. Great location, Across street from Roane County Hospital with Adjoining property for sale presents lots of options for the savvy investor. (No value given to the home enter at your own risk. ) Value is in the land and location Sold As Is. .. .Call Today!!!

Key facts

• 0.28 acre lot
• Garage
• Built 1960

Tags

• ADJOINING PROPERTY FOR SALE

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 $155 ($2k/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 $142k (5.0% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#380 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+, crime B; Watch: schools F, amenities F, commute F.
• Roane County (town): math 30% / reading 29% proficiency, ranked #64 of 139 in TN (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 211 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 229 units permitted in Roane County in 2024 (0 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 $4k of value loss. Plan a longer hold.
• Roane County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $12k; list at $150k implies a 1150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.95% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (median comp): $167,452
• List price: $150,000
• Delta: -10.42%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Vickie Ln	0.18mi	2/1.0	888 (+10%)	18mo	$170,000	$191	60
564 Keylon Dr	0.73mi	2/1.0	800 (-1%)	10mo	$23,000	$29	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-14,453
• Equity at exit: $22,365

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $50
• Equity at exit: $12,969

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 37748

• Home prices YoY: -11.5%
• Active inventory: 211
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $155

Break-even live

Break-even rent $1,229

Max offer price $150,000

Occupancy floor 84%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Highland Dr Unit A Harriman, TN	2.0	1.0	950	$1,425	$1.50	44d	1	1.35mi

Listing history 22 events

1. 2026-06-18
   days on market $150,000 Active 255 DOM
2. 2026-06-17
   days on market $150,000 Active 254 DOM
3. 2026-06-16
   days on market $150,000 Active 253 DOM
4. 2026-06-15
   days on market $150,000 Active 252 DOM
5. 2026-06-14
   days on market $150,000 Active 250 DOM
6. 2026-06-13
   days on market $150,000 Active 249 DOM
7. 2026-06-10
   days on market $150,000 Active 247 DOM
8. 2026-06-09
   days on market $150,000 Active 246 DOM
9. 2026-06-08
   days on market $150,000 Active 245 DOM
10. 2026-06-07
    days on market $150,000 Active 244 DOM
11. 2026-06-03
    days on market $150,000 Active 240 DOM
12. 2026-06-02
    days on market $150,000 Active 239 DOM
13. 2026-06-01
    days on market $150,000 Active 238 DOM
14. 2026-05-31
    days on market $150,000 Active 237 DOM
15. 2026-05-31
    days on market $150,000 Active 236 DOM
16. 2025-10-10
    listed $150,000 Active 329-char remark

    Show marketing remark (329 chars)

    Opportunity Address!!! This prime location offers endless possibilities. Great location, Across street from Roane County Hospital with Adjoining property for sale presents lots of options for the savvy investor. (No value given to the home enter at your own risk. ) Value is in the land and location Sold As Is. .. .Call Today!!!

17. 2025-10-06
    listed $150,000 Active 330-char remark

    Show marketing remark (330 chars)

    Opportunity Address!!! This prime location offers endless possibilities. Great location , Across street from Roane County Hospital with Adjoining property for sale presents lots of options for the savvy investor. (No value given to the home enter at your own risk.) Value is in the land and location Sold As Is....Call Today!!!

18. 2023-01-01
    historical
19. 2022-05-11
    listed $99,900 Active
20. 2001-07-23
    listed $60,000
21. 1996-08-20
    soldstatus $12,000
22. 1993-01-11
    soldstatus $12,000

ⓘ 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: $662 · $55/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$403/yr (+$34/mo · 60.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,100
• − Mortgage interest: −$8,402
• − Property taxes: −$662
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$4,364
• Taxable loss: −$611
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $2,007/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: Roane County
• NCES district ID: 4703590
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $41,611
• Composite: 25.0/100
• National rank: #7557
• State rank: #64 of 139 in TN

Livability — Midtown

• Score: 54/100
• State rank: #380
• US rank: #24144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midtown, TN
• Population (ZIP): 17,021

Population outlook (Roane County) Hauer SSP2

• Today (2025): 49,652 people
• By 2030: 47,648 · -4.0%
• By 2040: 43,306 · -12.8%
• By 2050: 39,294 · -20.9%
• By 2075: 32,318 · -34.9%
• By 2100: 27,137 · -45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 4% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Roane

• 2024 margin: Solid R (+54.5) · D 22.1% · R 76.7% · Other 1.2%
• 2008→2024 swing: -18.3pp toward R · 2008: -36.2pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+50.9 2016: R+51.1 2012: R+41.3 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.78%
• Current HPI: 305.724
• 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

+1150.0% since first listed

7 events — show timeline

• 2025-10-10 Listed $150,000 RCAOR
• 2025-10-06 Listed $150,000 Knoxville MLS
• 2023-01-01 Listing Removed — Knoxville MLS
• 2022-05-11 Listed $99,900 Knoxville MLS
• 2001-07-23 Listed $60,000 Knoxville MLS
• 1996-08-20 Sold (Public Records) $12,000 Public Records
• 1993-01-11 Sold (Public Records) $12,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $662 · -3.9% YoY. Source: county tax records.