396 Jonesboro Rd Unit 25-F · Bluff City, TN 37686

$250,000

3 bd · 2.5 ba · 1,452 sqft · SingleFamily · 84 Days on market

Built 2014 Good condition 0.96 ac lot $172/sqft · at area comps Est $254k · at est. $215/mo HOA · 9% of rent ↓ 2% since listing

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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 +12.7/30.0
• ARV discount +8.2/15.0
• 1% rule +4.7/10.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this Home in the sought after Stratford Glen in Piney Flats. This Townhouse is a 3-bedroom, 2.5-bath unit. Downstairs, you have an updated kitchen with a dining area and pantry. Living room and half bath. With a garage. Upstairs you have 3 spacious bedrooms and 2 full baths. Both bathrooms have been remodeled. Hardwood floors are throughout the home. A new roof ( May 2026). The HOA is $215. It covers Water, trash, mowing, and landscaping. Enjoy this pet friendly neighborhood. Come check out this home located in Piney Flats. But it is just minutes to Johnson City, Bluff City, or Bristol. All information is deemed reliable but not guaranteed Buyer/Buyers agent must verify information taken by tax records. ) Call Today for a showing.

Key facts

• Updated kitchen
• Hardwood floors
• New roof

Tags

• UPDATED KITCHEN
• REMODELED BATHROOMS
• HARDWOOD FLOORS
• NEW ROOF
• SOUGHT AFTER STRATFORD GLEN
• MINUTES TO JOHNSON CITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-29 ($-345/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (3.1% below list).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#361 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime D+, employment D+, schools F.
• Sullivan County (suburban): math 17% / reading 24% proficiency, ranked #109 of 139 in TN (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 85 active listings in the ZIP; 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 84 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,000 (6.0% 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. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.97% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 8.6

CMA / ARV

• ARV (median comp): $254,206
• List price: $250,000
• Delta: -1.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
396 Jonesboro Rd #41	0.00mi	3/2.5	1,452 (0%)	6mo	$230,000	$158	95
328 Kings Rd	0.27mi	3/2.0	1,392 (-4%)	2mo	$295,000	$212	77
225 Lisa Ln	0.24mi	3/1.0	1,528 (+5%)	0mo	$292,000	$191	74
240 Lisa Lane Ln	0.23mi	3/1.0	1,409 (-3%)	9mo	$250,000	$177	71
404 Laurel Ct. Ct	0.14mi	3/2.0	1,594 (+10%)	12mo	$233,107	$146	65
127 Belle Avenue Ave	0.30mi	3/2.0	1,309 (-10%)	12mo	$255,000	$195	57
304 Lisa Ln	0.34mi	3/2.0	1,332 (-8%)	14mo	$160,000	$120	57
609 Willow Ct	0.41mi	3/2.0	1,494 (+3%)	22mo	$362,500	$243	56
332 Magnolia Ct	0.28mi	4/2.0 (+1)	1,626 (+12%)	12mo	$285,000	$175	50
5017 Aberlea Pl	0.40mi	4/2.5 (+1)	1,612 (+11%)	12mo	$375,000	$233	48

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-42,175
• Equity at exit: $37,276

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-38,400
• Equity at exit: $21,615

Cash invested: $70,000 (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 37686

• Home prices YoY: -10.2%
• Active inventory: 85
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,423 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$215
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-29

Break-even live

Break-even rent $2,459

Max offer price $245,836

Occupancy floor 96%

Sensitivity live

Price	-10% $144	-5% $58	+0% $-29	+5% $-115	+10% $-202
Rent	-10% $-220	-5% $-124	+0% $-29	+5% $67	+10% $163
Rate	-1.0pp $97	-0.5pp $35	base $-29	+0.5pp $-94	+1.0pp $-159

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $215 · $2,580/yr
• Likely covers: watertrashlandscaping

Listing history 17 events

1. 2026-06-19
   days on market $250,000 Active 84 DOM
2. 2026-06-18
   days on market $250,000 Active 83 DOM
3. 2026-06-17
   days on market $250,000 Active 82 DOM
4. 2026-06-16
   days on market $250,000 Active 81 DOM
5. 2026-06-15
   days on market $250,000 Active 80 DOM
6. 2026-06-14
   days on market $250,000 Active 78 DOM
7. 2026-06-13
   days on market $250,000 Active 77 DOM
8. 2026-06-10
   days on market $250,000 Active 75 DOM
9. 2026-06-09
   days on market $250,000 Active 74 DOM
10. 2026-06-08
    days on market $250,000 Active 73 DOM
11. 2026-06-07
    days on market $250,000 Active 72 DOM
12. 2026-06-02
    days on market $250,000 Active 67 DOM
13. 2026-06-01
    days on market $250,000 Active 66 DOM
14. 2026-05-31
    days on market $250,000 Active 65 DOM
15. 2026-05-30
    days on market $250,000 Active 64 DOM
16. 2026-05-04
    price $255,000 754-char remark

    Show marketing remark (754 chars)

    Check out this Home in the sought after Stratford Glen in Piney Flats. This Townhouse is a 3-bedroom, 2.5-bath unit. Downstairs, you have an updated kitchen with a dining area and pantry. Living room and half bath. With a garage. Upstairs you have 3 spacious bedrooms and 2 full baths. Both bathrooms have been remodeled. Hardwood floors are throughout the home. A new roof ( May 2026). The HOA is $215. It covers Water, trash, mowing, and landscaping. Enjoy this pet friendly neighborhood. Come check out this home located in Piney Flats. But it is just minutes to Johnson City, Bluff City, or Bristol. All information is deemed reliable but not guaranteed Buyer/Buyers agent must verify information taken by tax records. ) Call Today for a showing.

17. 2026-03-27
    listed $259,900 Active 754-char remark

    Show marketing remark (754 chars)

    Check out this Home in the sought after Stratford Glen in Piney Flats. This Townhouse is a 3-bedroom, 2.5-bath unit. Downstairs, you have an updated kitchen with a dining area and pantry. Living room and half bath. With a garage. Upstairs you have 3 spacious bedrooms and 2 full baths. Both bathrooms have been remodeled. Hardwood floors are throughout the home. A new roof ( May 2026). The HOA is $215. It covers Water, trash, mowing, and landscaping. Enjoy this pet friendly neighborhood. Come check out this home located in Piney Flats. But it is just minutes to Johnson City, Bluff City, or Bristol. All information is deemed reliable but not guaranteed Buyer/Buyers agent must verify information taken by tax records. ) Call Today for a showing.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥99°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,072
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − HOA: −$2,580
• − Depreciation: −$7,273
• Taxable loss: −$4,436
• Est. tax savings @ 24.0%: +$1,065
• After-tax cash flow: $719/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained townhouse in Stratford Glen is in good condition with updated kitchens and bathrooms. It has a new roof and is ready for a fresh coat of paint and some landscaping to enhance its curb appeal.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting to potential buyers.
• Rental Trimming the shrubs and bushes — Well-maintained landscaping can attract more renters and make the home more appealing.
• Both Inspecting and cleaning the HVAC system — A clean and functioning HVAC system is essential for both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Rental Trimming the shrubs and bushes — Well-maintained landscaping can attract more renters and make the home more appealing. ↑
• Both Inspecting and cleaning the HVAC system — A clean and functioning HVAC system is essential for both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sullivan County
• NCES district ID: 4703990
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 24% ▼ -10.00%
• Median HH income: $43,263
• Composite: 17.66/100
• National rank: #9030
• State rank: #109 of 139 in TN

Livability — Bluff City

• Score: 55/100
• State rank: #361
• US rank: #23468

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bluff City, TN
• Population (ZIP): 9,149

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 (92%)
• Race & ethnicity: White 92% Asian 3% Hispanic / Latino 2% Two or more races 2% Black 1%
• Common ancestry: Iranian 7% Slovak 3% Serbian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -34.96%
• Current HPI: 306.7377
• 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

-1.9% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $255,000 TVRMLS
• 2026-03-27 Listed $259,900 TVRMLS