102 Lawton Rd · Oak Ridge, TN 37830

$305,000

3 bd · 2.0 ba · 1,344 sqft · MultiFamily public records · 10 Days on market

Built 1943 0.30 ac lot Est $219k · 39% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

This cute home is conveniently located near all the new employment opportunities coming to Oak Ridge. Sitting on a beautiful, completely level corner lot - this is the perfect spot for playing, planting, or pets! New appliances in kitchen. Three bedroom and two full baths provide everyone their own space. Large living room opens to deck and eat-in kitchen. Master suite gives private bath and fantastic large walk-in closet.

Key facts

• Private bath
• Large living room
• Eat-in kitchen

Tags

• LEVEL CORNER LOT
• LARGE LIVING ROOM
• EAT-IN KITCHEN
• PRIVATE BATH
• LARGE WALK-IN CLOSET

Property features AI

Exterior

• Parking: On-street parking available (main level access)
• Utilities: Public sewer
• Home design: Detached property; 1,344 building area (per tax records)
• Construction: Frame construction
• Exterior features: Corner, level lot; Lot dimensions approximately 102 x 125 x 157 x 98

Interior

• Kitchen: Refrigerator included
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central cooling
• Interior features: Five total rooms; Gas fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $305k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $305k).
• Cap rate 12.8% vs local median 3.4% in Oak Ridge — 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 78/100 on livability (#4 in TN, #2,605 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools C-, commute F.
• Oak Ridge (suburban): math 34% / reading 37% proficiency, ranked #23 of 139 in TN (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.1%/yr); 189 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 400 units permitted in Anderson County in 2024 (91 in 5+ unit buildings).
• At $4,421/mo this rent would consume 73% of the median local household income ($72k/yr) (locally 914% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $85k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 30y ago 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.
• Current owner paid $45k; list at $305k implies a 578% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,000

Questions for the listing agent

1. Built in 1943 — 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. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.45% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.40%
• DSCR: 2.04
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $219,072
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 S Lansing Rd	0.13mi	4/— (+1)	1,425 (+6%)	11mo	$225,000	$158	69
383 Robertsville Rd	0.26mi	4/— (+1)	1,425 (+6%)	11mo	$202,500	$142	64
369 Robertsville Rd	0.31mi	4/— (+1)	1,425 (+6%)	10mo	$300,000	$211	62
114 N Jefferson Cir	0.29mi	4/— (+1)	1,454 (+8%)	14mo	$250,000	$172	56
120 N Jefferson Cir	0.27mi	4/— (+1)	1,536 (+14%)	14mo	$250,000	$163	47

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.67×
• Total profit: $57,030
• Equity at exit: $45,476

10-year hold

• IRR: 25.2%
• Equity multiple: 3.20×
• Total profit: $187,827
• Equity at exit: $26,371

Cash invested: $85,400 (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 37830

• Home prices YoY: -33.2%
• Rents YoY: 3.1%
• Active inventory: 189
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $4,421 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$928
• Net cashflow: $1,665

Break-even live

Break-even rent $2,313

Max offer price $305,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,838	-5% $1,752	+0% $1,665	+5% $1,579	+10% $1,493
Rent	-10% $1,316	-5% $1,491	+0% $1,665	+5% $1,840	+10% $2,015
Rate	-1.0pp $1,819	-0.5pp $1,743	base $1,665	+0.5pp $1,586	+1.0pp $1,506

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$4,422
Total (3 units)			$4,421

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
289 Royce Cir Oak Ridge, TN	2.0–3.0	2.0	1063	$1,516	$1.43	4d	3	0.60mi
156 N Illinois Ave Oak Ridge, TN	3.0	2.0	1326	$1,695	$1.28	4d	1	1.09mi
113 Wakeman Ln Oak Ridge, TN	3.0	1.0	1100	$1,550	$1.41	4d	1	1.16mi
102 Wainwright Rd Oak Ridge, TN	3.0	1.5	1250	$1,295	$1.04	4d	1	1.41mi
219 Highland Ave Unit 1 Oak Ridge, TN	3.0	1.0	950	$1,595	$1.68	4d	1	1.46mi
104 Lombardy Ln Oak Ridge, TN	3.0	2.5	1868	$2,345	$1.26	4d	4	1.48mi
500 Tuskegee Dr Oak Ridge, TN	1.0–3.0	1.0–2.0	950	$1,105	$1.16	4d	1	1.50mi

Listing history 9 events

1. 2026-06-18
   days on market $305,000 Active 10 DOM
2. 2026-06-17
   days on market $305,000 Active 9 DOM
3. 2026-06-16
   days on market $305,000 Active 8 DOM
4. 2026-06-15
   days on market $305,000 Active 7 DOM
5. 2026-06-14
   remarks 426-char remark
6. 2026-06-14
   days on market $305,000 Active 5 DOM
7. 2026-06-10
   days on market $305,000 Active 2 DOM
8. 2026-06-09
   remarks 400-char remark
9. 2026-06-09
   listed $305,000 Active 1 DOM

ⓘ 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: $1,208 · $101/mo
• Projected year-2 tax: $2,166 · $180/mo
• Expected delta: +$958/yr (+$80/mo · 79.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,052
• − Mortgage interest: −$17,085
• − Property taxes: −$1,208
• − Insurance: −$1,525
• − Repairs & maintenance: −$4,244
• − Management: −$4,244
• − Depreciation: −$8,873
• Taxable income: $15,873
• Est. tax owed @ 24.0%: −$3,810
• After-tax cash flow: $16,175/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: Oak Ridge
• NCES district ID: 4703240
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $49,949
• Composite: 30.75/100
• National rank: #6159
• State rank: #23 of 139 in TN

Livability — Oak Ridge

• Score: 78/100
• State rank: #4
• US rank: #2605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Ridge, TN
• County: Anderson County · 33,038 people
• City population: 33,038
• Metro: Knoxville, TN
• Population (ZIP): 33,038
• Household income: $72,269
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 914.0

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 76,963 people
• By 2030: 77,226 · +0.3%
• By 2040: 76,905 · -0.1%
• By 2050: 75,405 · -2.0%
• By 2075: 70,858 · -7.9%
• By 2100: 60,585 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 7% Hispanic / Latino 6% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Slovak 3% Italian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 5% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+35.7) · D 31.5% · R 67.3% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -26.2pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.2 2016: R+34.3 2012: R+29.8 2008: R+26.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -160.89%
• Current HPI: 323.0396
• Rent YoY: ▲ 3.11%
• Metro: Knoxville, TN
• 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

+516.2% since first listed

21 events — show timeline

• 2026-06-06 Listed $305,000 Knoxville MLS
• 2023-06-05 Listing Removed — Knoxville MLS
• 2023-05-30 Relisted — Knoxville MLS
• 2023-05-24 Contingent — Knoxville MLS
• 2023-04-08 Price Changed $245,000 Knoxville MLS
• 2023-04-08 Relisted — Knoxville MLS
• 2023-02-10 Listing Removed — Knoxville MLS
• 2023-02-06 Listed $230,000 Knoxville MLS
• 2023-02-04 Coming Soon — Knoxville MLS
• 2020-08-13 Sold (Public Records) $45,000 Public Records
• 2015-10-20 Listing Removed — Knoxville MLS
• 2015-08-27 Listed $79,900 Knoxville MLS
• 2015-08-27 Listing Removed — Knoxville MLS
• 2015-05-27 Contingent — Knoxville MLS
• 2015-05-01 Listed $79,900 Knoxville MLS
• 2013-03-29 Listed $82,900 Knoxville MLS
• 2009-02-23 Listed $99,900 Knoxville MLS
• 2008-03-24 Listed $117,900 Knoxville MLS
• 2001-01-08 Sold (Public Records) $25,500 Public Records
• 1997-07-31 Sold (MLS) $40,000 Knoxville MLS
• 1996-11-26 Listed $49,500 Knoxville MLS

Property tax history

-2.0%/yr

Latest (2025): $1,208 · +44.2% YoY. Source: county tax records.