853 Tn-91 · Hunter, TN 37643

$10,000

3 bd · 2.5 ba · 1,256 sqft · SingleFamily · 13 Days on market

Built 1976 1.40 ac lot

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

THE LISTING PRICE BY NO MEANS SHOULD BE COSNIDERED THE STARGIN BID NOR THE FINAL CONTRACT PRICE. PRICE GIVEN TO BE ABLE TO POPULATE TO THIRD PARTY WEBSITE PROVIDERS. PUBLIC ABSOLUTE LIVE REAL ESTATE AUCTION 853 Highway 91 | Elizabethton, TN (Carter County) Saturday, May 9, 2025 | 10:00 AM On-Site -- Highway 91, Elizabethton, TN 37643 PROPERTY OVERVIEW Don't miss your opportunity to bid on this 1.4-acre residential property located along Highway 91 in Carter County, Tennessee! This single-family home offers a solid investment opportunity for buyers, renovators, and investors alike. This property offers tremendous investor potential, has good bones and a really nice lot just minutes from

Key facts

• Detached carport
• Public water
• 1.4 acre lot

Tags

• 1.4 ACRE RESIDENTIAL PROPERTY
• FULL UNFINISHED BASEMENT
• DETACHED CARPORT
• MULTIPLE OUTBUILDINGS
• PUBLIC WATER
• STATE HIGHWAY FRONTAGE

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family house; Two levels; Residential property; Fixer condition
• Construction: Built as a house
• Exterior features: Asphalt roof; Sloped topography

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: No central heating; No central cooling
• Interior features: 6 total rooms

🔨 Auction listing. The $10,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $256,224 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $10k).
• Cap rate 8.4% vs local median 3.1% in Hunter — 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 61/100 on livability (#258 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: amenities F, commute F, employment D-.
• Carter County (suburban): math 16% / reading 23% proficiency, ranked #119 of 139 in TN (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Unaka Elementary (math 2% / reading 12%, grade F, #863 of 952 statewide, top 92%, 210 students, 0% FRL); Unaka High School (math 12% / reading 32%, grade F, #163 of 332 statewide, top 51%, 315 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 176 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 184 units permitted in Carter County in 2024 (0 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.
• Carter County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 38.4% of price.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $10,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.09% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $256,224
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
853 Tn-91	0.00mi	3/2.5	1,256 (0%)	0mo	$75,000	$60	100
118 Ranger Dr	0.18mi	3/3.0	1,311 (+4%)	4mo	$320,000	$244	79
124 Zeb Grindstaff Rd. Rd	0.62mi	3/2.0	1,276 (+2%)	7mo	$267,700	$210	60
956 Tn-91	0.48mi	2/2.0 (-1)	1,177 (-6%)	1mo	$264,000	$224	59
121 Bill Lewis Rd	0.43mi	2/2.0 (-1)	1,152 (-8%)	5mo	$235,000	$204	55
301 Willow Springs Rd	0.50mi	3/2.0	1,216 (-3%)	22mo	$140,000	$115	51
143 Zeb Grindstaff Rd	0.54mi	3/2.0	1,344 (+7%)	14mo	$317,500	$236	50
166 Price Rd	0.73mi	3/1.5	1,344 (+7%)	1mo	$220,000	$164	50
131 Eldridge Dr	0.69mi	3/1.0	1,104 (-12%)	2mo	$215,000	$195	40

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-13,371
• Equity at exit: $38,204

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $24,720
• Equity at exit: $22,154

Cash invested: $71,743 (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 37643

• Home prices YoY: -19.3%
• Active inventory: 176
• Price-to-rent: 0.3×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,344
• Tax est. 1.5%: −$320 /mo · $3,843/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $441

Break-even live

Break-even rent $2,241

Max offer price $256,224

Occupancy floor 79%

Sensitivity live

Price	-10% $618	-5% $530	+0% $441	+5% $353	+10% $264
Rent	-10% $220	-5% $331	+0% $441	+5% $552	+10% $662
Rate	-1.0pp $570	-0.5pp $506	base $441	+0.5pp $375	+1.0pp $307

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: $64,056
• Closing costs: $7,687
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Bishop Hollow Rd Elizabethton, TN	3.0	2.0	1760	$2,800	$1.59	14d	1	1.45mi

Listing history 2 events

1. 2026-05-10
   status Pending
2. 2026-04-27
   listed $10,000 Active

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 23 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: $33,600
• − Mortgage interest: −$14,353
• − Property taxes: −$3,843
• − Insurance: −$1,281
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$7,454
• Taxable income: $1,293
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $4,985/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: Carter County
• NCES district ID: 4700510
• Math proficiency: 16% ▼ -19.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $33,744
• Composite: 15.92/100
• National rank: #9253
• State rank: #119 of 139 in TN

Livability — Hunter

• Score: 61/100
• State rank: #258
• US rank: #18321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hunter, TN
• Population (ZIP): 33,690

Population outlook (Carter County) Hauer SSP2

• Today (2025): 54,493 people
• By 2030: 52,639 · -3.4%
• By 2040: 47,929 · -12.0%
• By 2050: 42,877 · -21.3%
• By 2075: 31,487 · -42.2%
• By 2100: 21,979 · -59.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+63.2) · D 17.9% · R 81.2%
• 2008→2024 swing: -16.1pp toward R · 2008: -47.2pp · 2024: -63.2pp
• All cycles: 2024: R+63.2 2020: R+61.5 2016: R+64.0 2012: R+52.0 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.08%
• Current HPI: 321.4024
• 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

2 events — show timeline

• 2026-05-10 Pending — TVRMLS
• 2026-04-27 Listed $10,000 TVRMLS