533 Bellvue Ave · Kingsport, TN 37660

$159,900

2 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 6 Days on market

Built 1940 7,405 sqft lot Est $257k · 38% under

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.2/10.0
• Rent growth +4.5/5.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential of this charming home ideally situated in a highly desirable location. With just a touch of vision and care, this property offers an incredible opportunity to create the perfect cottage-style retreat tailored to your lifestyle. The main level is thoughtfully designed for convenient one-level living, featuring two generously sized bedrooms positioned off a central hallway that opens into a spacious, light-filled living area. A large eat-in kitchen serves as the heart of the home--perfect for everyday living and effortless entertaining. Upstairs, a walk-up attic provides abundant storage and exciting potential for future expansion or customization. The lower level adds

Key facts

• 7,405 sq ft lot
• Garage
• Built 1940

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family house; Residential property; Listed as fixer condition; Zoned R 1C
• Construction: Vinyl siding; Shingle roof; Built with a finished below-grade area (partially finished basement included)
• Exterior features: Covered patio/porch; Outbuilding on the property; Level to sloped topography

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Eat-in kitchen; Concrete basement (finished and partially finished)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.3% 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: Andrew Jackson Elementary School (math 27% / reading 23%, grade F, #541 of 952 statewide, top 57%, 496 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); 239 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.88%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $256,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
533 Bellvue Ave	0.00mi	2/2.0	1,624 (0%)	0mo	$160,000	$99	100
611 Fairmont Ave	0.09mi	3/2.0 (+1)	1,659 (+2%)	2mo	$335,000	$202	85
817 Mimosa Dr	0.26mi	3/2.0 (+1)	1,537 (-5%)	3mo	$268,000	$174	71
709 Truxton Dr	0.47mi	3/2.0 (+1)	1,648 (+2%)	6mo	$218,000	$132	65
414 Sullivan St	0.65mi	3/2.0 (+1)	1,608 (-1%)	2mo	$200,000	$124	62
1016 Whippoorwill Ln	0.44mi	3/2.0 (+1)	1,527 (-6%)	4mo	$223,900	$147	62
830 Fairview Ave	0.36mi	3/2.0 (+1)	1,484 (-9%)	3mo	$235,000	$158	61
1109 Tay Sta	0.47mi	3/2.5 (+1)	1,790 (+10%)	8mo	$308,500	$172	48
1461 Gress Mag Mtn	0.65mi	3/2.5 (+1)	1,749 (+8%)	4mo	$307,020	$176	47
545 Bays View Rd	0.59mi	3/1.5 (+1)	1,443 (-11%)	3mo	$276,000	$191	44
562 Lovedale Dr	0.59mi	3/1.0 (+1)	1,437 (-12%)	5mo	$162,000	$113	40
418 Sullivan St	0.64mi	3/2.0 (+1)	1,824 (+12%)	8mo	$249,000	$137	38

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: 5.1%
• Equity multiple: 1.21×
• Total profit: $9,244
• Equity at exit: $23,842

10-year hold

• IRR: 18.4%
• Equity multiple: 2.87×
• Total profit: $83,636
• Equity at exit: $13,825

Cash invested: $44,772 (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: 239
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$839
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $406

Break-even live

Break-even rent $1,271

Max offer price $159,900

Occupancy floor 72%

Sensitivity live

Price	-10% $496	-5% $451	+0% $406	+5% $361	+10% $315
Rent	-10% $265	-5% $335	+0% $406	+5% $476	+10% $547
Rate	-1.0pp $486	-0.5pp $447	base $406	+0.5pp $365	+1.0pp $322

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 Tay Sta Kingsport, TN	3.0	3.0	2136	$2,250	$1.05	21d	1	0.50mi
455 W Sullivan St Kingsport, TN	1.0–3.0	1.0–2.0	988	$1,647	$1.67	14d	16	0.53mi
206 Hammond Ave Kingsport, TN	3.0	1.0	1696	$1,525	$0.90	21d	1	0.54mi
1441 Gress Mag Mtn Kingsport, TN	3.0	2.5	2218	$2,200	$0.99	21d	1	0.63mi
724 Teasel Dr Kingsport, TN	1.0–2.0	1.0	927	$999	$1.08	21d	1	0.76mi
109 W Wanola Ave Kingsport, TN	3.0	2.0	1600	$2,300	$1.44	14d	1	0.88mi
116 E Market St Unit 4 Kingsport, TN	2.0	1.0	1090	$1,395	$1.28	21d	1	0.97mi
124 Bloomingdale Pike Kingsport, TN	1.0–2.0	1.0–1.5	878	$1,300	$1.48	14d	1	0.97mi
1040 Tiptop Ave Kingsport, TN	2.0–3.0	2.0	947	$960	$1.01	14d	1	1.18mi
453 E Main St Unit 700 Kingsport, TN	2.0	2.0	1292	$2,252	$1.74	21d	1	1.21mi
453 E Main St #300 Kingsport, TN	2.0	2.0	1292	$2,172	$1.68	21d	1	1.21mi
453 E Main St Unit 900 Kingsport, TN	2.0	2.0	1247	$2,240	$1.80	21d	1	1.21mi
453 E Main St Kingsport, TN	2.0	2.0	1350	$2,875	$2.13	21d	1	1.21mi
453 E Main St #400 Kingsport, TN	2.0	2.0	1292	$2,220	$1.72	21d	1	1.21mi

Listing history 4 events

1. 2026-05-04
   status Pending
2. 2026-05-01
   status Active
3. 2026-04-13
   status Pending
4. 2026-04-10
   listed $159,900 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: $1,187 · $99/mo
• Projected year-2 tax: $1,187 · $99/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 22 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: $21,418
• − Mortgage interest: −$8,957
• − Property taxes: −$1,187
• − Insurance: −$800
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − Depreciation: −$4,652
• Taxable income: $2,396
• Est. tax owed @ 24.0%: −$575
• After-tax cash flow: $4,296/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

4 events — show timeline

• 2026-05-04 Pending — TVRMLS
• 2026-05-01 Relisted — TVRMLS
• 2026-04-13 Pending — TVRMLS
• 2026-04-10 Listed $159,900 TVRMLS

Property tax history

+4.2%/yr

Latest (2025): $1,187 · +37.1% YoY. Source: county tax records.