306 Carter Ave · Harriman, TN 37748

$139,000

3 bd · 2.0 ba · 1,810 sqft · SingleFamily public records · 197 Days on market

Built 1930 3,485 sqft lot $77/sqft · 16% below area Est $197k · 30% under ↓ 20% since listing

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.5/10.0
• Livability +2.9/5.0
• 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

Always dreamed of renovating your own Victorian home? This charming two-story Victorian in the heart of Harriman, Tennessee, is your chance to bring that dream remodel to life. Priced at an amazing $159,900, this classic beauty offers historic character, original details, and endless potential for the right buyer. Step inside to find some original hardwood floors, and the distinctive architectural touches that make Victorian homes so special. The main level features a bedroom, and a full bathroom. Upstairs, you'll find 2 bedrooms, a sitting room and a bathroom that is currently non-functional—a perfect blank canvas for a custom renovation. There is an additional room that could easily be converted into a hobby room, or an office. The home does need significant work, making it ideal for investors, flippers, or anyone eager to restore a historic property to its former glory. Located near downtown Harriman, you'll enjoy quick access to local shops, dining, and community events while still having the peaceful charm of a classic Victorian neighborhood. If you've been waiting for the right project, this is your opportunity. Bring your vision, roll up your sleeves, and create the Victorian home you've always imagined.

Key facts

• Historic property
• Victorian home
• Hobby room

Tags

• VICTORIAN HOME
• ORIGINAL HARDWOOD FLOORS
• CUSTOM RENOVATION
• HOBBY ROOM
• HISTORIC PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.1% in Harriman — 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 57/100 on livability (#330 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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: 213 active listings in the ZIP; 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 $961 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 197 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $21k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 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 1930 — 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. 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. 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.
9. 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.
10. 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: 1.05% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.30%
• DSCR: 1.41
• GRM: 7.9

CMA / ARV

• ARV (median comp): $197,285
• List price: $139,000
• Delta: -29.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Walden Ave	0.13mi	3/1.0	1,840 (+2%)	4mo	$199,000	$108	84
514 Clinton St	0.29mi	3/2.0	1,698 (-6%)	7mo	$170,000	$100	70
521 Clinton St	0.32mi	3/2.0	1,652 (-9%)	1mo	$275,000	$166	70
301 Walden Ave	0.11mi	4/2.0 (+1)	2,022 (+12%)	1mo	$300,000	$148	69
316 Morgan Ave	0.07mi	3/2.0	1,658 (-8%)	16mo	$45,000	$27	69
805 Sewanee St	0.50mi	4/2.0 (+1)	1,746 (-4%)	6mo	$164,000	$94	61
790 & 800 Hilltop Dr	0.64mi	3/2.5	1,750 (-3%)	8mo	$385,000	$220	56
790800 Hilltop Dr	0.66mi	3/2.5	1,750 (-3%)	8mo	$385,000	$220	56
518 Trenton St	0.33mi	4/2.0 (+1)	1,756 (-3%)	23mo	$226,900	$129	55
813 Trenton St	0.56mi	3/1.5	1,637 (-10%)	10mo	$275,000	$168	47
705 Sewanee St	0.41mi	3/2.0	1,600 (-12%)	20mo	$289,900	$181	45
246 Harding Rd	0.58mi	2/2.0 (-1)	2,062 (+14%)	7mo	$249,000	$121	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-7,539
• Equity at exit: $20,725

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $12,727
• Equity at exit: $12,018

Cash invested: $38,920 (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: 213
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$70 /mo · $835/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $235

Break-even live

Break-even rent $1,168

Max offer price $139,000

Occupancy floor 79%

Sensitivity live

Price	-10% $314	-5% $275	+0% $235	+5% $196	+10% $157
Rent	-10% $119	-5% $177	+0% $235	+5% $293	+10% $351
Rate	-1.0pp $305	-0.5pp $271	base $235	+0.5pp $199	+1.0pp $163

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $139,000 Active 197 DOM
2. 2026-06-18
   days on market $139,000 Active 194 DOM
3. 2026-06-17
   days on market $139,000 Active 193 DOM
4. 2026-06-16
   days on market $139,000 Active 192 DOM
5. 2026-06-15
   days on market $139,000 Active 191 DOM
6. 2026-06-14
   days on market $139,000 Active 189 DOM
7. 2026-06-13
   days on market $139,000 Active 188 DOM
8. 2026-06-10
   days on market $139,000 Active 186 DOM
9. 2026-06-09
   days on market $139,000 Active 185 DOM
10. 2026-06-08
    days on market $139,000 Active 184 DOM
11. 2026-06-07
    days on market $139,000 Active 183 DOM
12. 2026-06-03
    days on market $139,000 Active 179 DOM
13. 2026-06-02
    days on market $139,000 Active 178 DOM
14. 2026-06-01
    days on market $139,000 Active 177 DOM
15. 2026-05-31
    days on market $139,000 Active 176 DOM
16. 2026-05-31
    remarks 699-char remark
17. 2026-05-31
    days on market $139,000 Active 175 DOM
18. 2025-12-06
    listed $159,900 Active 1249-char remark

    Show marketing remark (1249 chars)

    Always dreamed of renovating your own Victorian home? This charming two-story Victorian in the heart of Harriman, Tennessee, is your chance to bring that dream remodel to life. Priced at an amazing $159,900, this classic beauty offers historic character, original details, and endless potential for the right buyer. Step inside to find some original hardwood floors, and the distinctive architectural touches that make Victorian homes so special. The main level features a bedroom, and a full bathroom. Upstairs, you'll find 2 bedrooms, a sitting room and a bathroom that is currently non-functional—a perfect blank canvas for a custom renovation. There is an additional room that could easily be converted into a hobby room, or an office. The home does need significant work, making it ideal for investors, flippers, or anyone eager to restore a historic property to its former glory. Located near downtown Harriman, you'll enjoy quick access to local shops, dining, and community events while still having the peaceful charm of a classic Victorian neighborhood. If you've been waiting for the right project, this is your opportunity. Bring your vision, roll up your sleeves, and create the Victorian home you've always imagined.

19. 2025-08-01
    historical
20. 2025-08-01
    historical
21. 2025-06-25
    listed $159,000 Active
22. 2025-05-04
    status Active
23. 2025-02-27
    historical
24. 2025-01-11
    listed $159,000 Active
25. 2024-12-31
    historical
26. 2024-09-16
    status Active
27. 2024-09-15
    historical
28. 2024-09-12
    price $129,900
29. 2024-01-22
    listed $169,900 Active
30. 2023-12-29
    historical
31. 2023-10-03
    price $159,900
32. 2023-07-15
    price $169,900
33. 2023-06-27
    listed $199,900 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: $835 · $70/mo
• Projected year-2 tax: $987 · $82/mo
• Expected delta: +$152/yr (+$13/mo · 18.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $17,593
• − Mortgage interest: −$7,786
• − Property taxes: −$835
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$4,044
• Taxable income: $620
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $2,675/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 — Harriman

• Score: 57/100
• State rank: #330
• US rank: #21927

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: Harriman, TN
• City population: 17,021
• 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

-20.0% since first listed

16 events — show timeline

• 2025-12-06 Listed $159,900 Knoxville MLS
• 2025-08-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-08-01 Listing Removed — Knoxville MLS
• 2025-06-25 Listed $159,000 REALTRACS as Distributed by MLS Grid
• 2025-05-04 Relisted — Knoxville MLS
• 2025-02-27 Listing Removed — Knoxville MLS
• 2025-01-11 Listed $159,000 Knoxville MLS
• 2024-12-31 Listing Removed — Knoxville MLS
• 2024-09-16 Relisted — Knoxville MLS
• 2024-09-15 Listing Removed — Knoxville MLS
• 2024-09-12 Price Changed $129,900 Knoxville MLS
• 2024-01-22 Listed $169,900 Knoxville MLS
• 2023-12-29 Listing Removed — Knoxville MLS
• 2023-10-03 Price Changed $159,900 Knoxville MLS
• 2023-07-15 Price Changed $169,900 Knoxville MLS
• 2023-06-27 Listed $199,900 Knoxville MLS

Property tax history

+5.6%/yr

Latest (2025): $835 · +26.5% YoY. Source: county tax records.