831 W Old Highway 11 · Mooresburg, TN 37811

$179,900

4 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 79 Days on market

Built 1954 0.92 ac lot $139/sqft · 16% below area Est $214k · 16% 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 +14.7/15.0
• Cash flow +9.0/30.0
• Appreciation +4.5/10.0
• Livability +2.8/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

This mid-century home offers a great opportunity in a well-established neighborhood, perfect for investors or buyers looking to make it their own. 10x16 storage building with a loft. Featuring a solid frame and a functional layout, the home is ready for updates and improvements throughout. A heat pump provides year-round comfort, while the attached carport adds everyday convenience. Outside, you'll find a level lot with plenty of usable space, along with a large storage building ideal for tools, equipment, or workshop needs. Conveniently located just 15 minutes from Morristown or Rogersville, and within an hour's drive to Knoxville, the Great Smoky Mountains, or Kingsport, this property combines small-town charm with easy access to surrounding areas. Being sold as-is with no repairs, this estate property presents a great value and endless potential for the right buyer.

Key facts

• Attached carport
• Heat pump
• Level lot

Tags

• SOLID FRAME
• FUNCTIONAL LAYOUT
• HEAT PUMP
• ATTACHED CARPORT
• LEVEL LOT
• LARGE STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (34.6% below list).
• Recommended offer: $118k (34.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#353 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Hawkins County (rural): math 23% / reading 26% proficiency, ranked #93 of 139 in TN (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rogersville Middle School (math 15% / reading 16%, grade F, #229 of 333 statewide, top 69%, 382 students, 0% FRL); Cherokee High School (math 17% / reading 36%, grade F, #112 of 332 statewide, top 35%, 1,055 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 87 active listings in the ZIP; 151 units permitted in Hawkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hawkins County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,660 (34.6% 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. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.65% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.39%
• DSCR: 0.85
• GRM: 12.7

CMA / ARV

• ARV (median comp): $214,144
• List price: $179,900
• Delta: -15.99%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-0.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.55×
• Total profit: $-22,459
• Equity at exit: $43,676

10-year hold

• IRR: -3.6%
• Equity multiple: 0.67×
• Total profit: $-16,683
• Equity at exit: $46,077

Cash invested: $50,372 (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 37811

• Home prices YoY: -0.4%
• Active inventory: 87
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-142

Break-even live

Break-even rent $1,357

Max offer price $154,768

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-91	+0% $-142	+5% $-193	+10% $-244
Rent	-10% $-235	-5% $-189	+0% $-142	+5% $-96	+10% $-49
Rate	-1.0pp $-52	-0.5pp $-97	base $-142	+0.5pp $-189	+1.0pp $-236

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $179,900 Active 79 DOM
2. 2026-06-19
   days on market $179,900 Active 77 DOM
3. 2026-06-18
   days on market $179,900 Active 76 DOM
4. 2026-06-17
   days on market $179,900 Active 75 DOM
5. 2026-06-16
   days on market $179,900 Active 74 DOM
6. 2026-06-15
   days on market $179,900 Active 73 DOM
7. 2026-06-14
   days on market $179,900 Active 71 DOM
8. 2026-06-13
   days on market $179,900 Active 70 DOM
9. 2026-06-10
   days on market $179,900 Active 68 DOM
10. 2026-06-09
    days on market $179,900 Active 67 DOM
11. 2026-06-08
    days on market $179,900 Active 66 DOM
12. 2026-06-07
    pricedays on market $179,900 Active 65 DOM
13. 2026-06-05
    days on market $189,900 Active 62 DOM
14. 2026-06-02
    days on market $189,900 Active 60 DOM
15. 2026-06-01
    days on market $189,900 Active 59 DOM
16. 2026-05-31
    days on market $189,900 Active 58 DOM
17. 2026-05-30
    days on market $189,900 Active 57 DOM
18. 2026-04-03
    listed $189,900 Active 881-char remark

    Show marketing remark (884 chars)

    This mid-century home offers a great opportunity in a well-established neighborhood, perfect for investors or buyers looking to make it their own. Featuring a solid frame and a functional layout, the home is ready for updates and improvements throughout. 10x16 storage building with a loft. A heat pump provides year-round comfort, while the attached carport adds everyday convenience. Outside, you'll find a level lot with plenty of usable space, along with a large storage building ideal for tools, equipment, or workshop needs. Conveniently located just 15 minutes from Morristown or Rogersville, and within an hour's drive to Knoxville, the Great Smoky Mountains, or Kingsport, this property combines small-town charm with easy access to surrounding areas. Being sold as-is with no repairs, this estate property presents a great value and endless potential for the right buyer.

19. 2026-04-03
    listed $189,900 Active 884-char remark

    Show marketing remark (884 chars)

    This mid-century home offers a great opportunity in a well-established neighborhood, perfect for investors or buyers looking to make it their own. Featuring a solid frame and a functional layout, the home is ready for updates and improvements throughout. 10x16 storage building with a loft. A heat pump provides year-round comfort, while the attached carport adds everyday convenience. Outside, you'll find a level lot with plenty of usable space, along with a large storage building ideal for tools, equipment, or workshop needs. Conveniently located just 15 minutes from Morristown or Rogersville, and within an hour's drive to Knoxville, the Great Smoky Mountains, or Kingsport, this property combines small-town charm with easy access to surrounding areas. Being sold as-is with no repairs, this estate property presents a great value and endless potential for the right buyer.

20. 2026-04-03
    listed $189,900 Active

    Show marketing remark (884 chars)

    This mid-century home offers a great opportunity in a well-established neighborhood, perfect for investors or buyers looking to make it their own. Featuring a solid frame and a functional layout, the home is ready for updates and improvements throughout. 10x16 storage building with a loft. A heat pump provides year-round comfort, while the attached carport adds everyday convenience. Outside, you'll find a level lot with plenty of usable space, along with a large storage building ideal for tools, equipment, or workshop needs. Conveniently located just 15 minutes from Morristown or Rogersville, and within an hour's drive to Knoxville, the Great Smoky Mountains, or Kingsport, this property combines small-town charm with easy access to surrounding areas. Being sold as-is with no repairs, this estate property presents a great value and endless potential for the right buyer.

21. 2019-07-01
    soldstatus $163,900

ⓘ 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: $641 · $53/mo
• Projected year-2 tax: $1,277 · $106/mo
• Expected delta: +$636/yr (+$53/mo · 99.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,119
• − Mortgage interest: −$10,077
• − Property taxes: −$641
• − Insurance: −$900
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$5,233
• Taxable loss: −$4,991
• Est. tax savings @ 24.0%: +$1,198
• After-tax cash flow: $-509/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: Hawkins County
• NCES district ID: 4701740
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $37,555
• Composite: 20.45/100
• National rank: #8581
• State rank: #93 of 139 in TN

Livability — Mooresburg

• Score: 55/100
• State rank: #353
• US rank: #23199

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mooresburg, TN
• Population (ZIP): 4,156

Population outlook (Hawkins County) Hauer SSP2

• Today (2025): 55,226 people
• By 2030: 53,784 · -2.6%
• By 2040: 50,015 · -9.4%
• By 2050: 45,682 · -17.3%
• By 2075: 36,211 · -34.4%
• By 2100: 26,536 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 5% Lithuanian 2% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Hawkins

• 2024 margin: Solid R (+68.8) · D 15.2% · R 84.0%
• 2008→2024 swing: -26.9pp toward R · 2008: -42.0pp · 2024: -68.8pp
• All cycles: 2024: R+68.8 2020: R+65.8 2016: R+63.4 2012: R+47.0 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.97%
• Current HPI: 263.7016
• 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

+15.9% since first listed

4 events — show timeline

• 2026-04-03 Listed $189,900 TVRMLS
• 2026-04-03 Listed $189,900 Knoxville MLS
• 2026-04-03 Listed $189,900 LAAR
• 2019-07-01 Sold (Public Records) $163,900 Public Records

Property tax history

+1.6%/yr

Latest (2025): $641 · +4.1% YoY. Source: county tax records.