114 Maple Dr · Jonesborough, TN 37659

$150,000

2 bd · 1.0 ba · 882 sqft · SingleFamily public records · 7 Days on market

Built 1984 Est $155k · at est.

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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 +22.3/30.0
• ARV discount +9.0/15.0
• DSCR +7.2/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 114 Maple Dr in the charming town of Jonesborough! This 2-bedroom, 1-bath home offers a fantastic opportunity for first-time homebuyers, investors, or those looking for their next flip project. Situated in a convenient location, this property features a functional layout with great potential to make it your own. Whether you're looking to settle in or add to your investment portfolio, this home provides a solid foundation to build upon. Outside, you'll find two detached outbuildings perfect for extra storage, workshop space, or hobby use adding even more value and versatility to the property. With its affordable price point and endless possibilities, this home is ideal for anyone looking to create something special. Don't miss your chance to own a property with great potential in historic Jonesborough! All information is to be verified by buyer/buyers agent.

Key facts

• Eat in kitchen
• Deck
• Newly painted

Tags

• EAT IN KITCHEN
• HW FLOORS
• NEWLY PAINTED
• DECK
• FULL UNFINISHED BASEMENT
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (4.0% below list).
• Recommended offer: $144k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 3.1% in Jonesborough — 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 (#40 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D-, amenities F, commute F.
• Washington County (suburban): math 26% / reading 34% proficiency, ranked #54 of 139 in TN (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 312 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,155 units permitted in Washington County in 2024 (437 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washington County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 7 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.

Recommended offer $143,932 (4.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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 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: 0.96% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.10%
• DSCR: 1.32
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $155,232
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Maple Dr	0.00mi	2/1.0	882 (0%)	1mo	$155,000	$176	99

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-8,557
• Equity at exit: $22,365

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $12,636
• Equity at exit: $12,969

Cash invested: $42,000 (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 37659

• Home prices YoY: -19.7%
• Active inventory: 312
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $248

Break-even live

Break-even rent $1,125

Max offer price $150,000

Occupancy floor 78%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
513 Tiger Way Jonesborough, TN	1.0–2.0	1.5	922	$1,595	$1.73	13d	2	0.78mi
209 Cemetary Ln Unit 2 Jonesborough, TN	2.0	1.5	900	$1,200	$1.33	21d	1	0.93mi
183 Old State Route 34 Jonesborough, TN	2.0	1.5	1000	$1,462	$1.46	13d	4	0.95mi

Listing history 6 events

1. 2026-06-16
   days on market $150,000 Active 7 DOM
2. 2026-06-15
   days on market $150,000 Active 6 DOM
3. 2026-06-14
   days on market $150,000 Active 4 DOM
4. 2026-06-13
   days on market $150,000 Active 3 DOM
5. 2026-06-10
   remarks 187-char remark
6. 2026-06-10
   listed $150,000 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: $475 · $40/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$590/yr (+$49/mo · 124.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 21 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: $17,272
• − Mortgage interest: −$8,402
• − Property taxes: −$475
• − Insurance: −$750
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$4,364
• Taxable income: $517
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $2,856/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: Washington County
• NCES district ID: 4704380
• Math proficiency: 26% ▼ -21.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $46,542
• Composite: 25.85/100
• National rank: #7350
• State rank: #54 of 139 in TN

Livability — Jonesborough

• Score: 71/100
• State rank: #40
• US rank: #6626

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jonesborough, TN
• County: Washington County · 129,006 people
• City population: 29,080
• Metro: Johnson City, TN
• Population (ZIP): 29,080
• Household income: $71,110
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 310.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 132,816 people
• By 2030: 135,823 · +2.3%
• By 2040: 140,897 · +6.1%
• By 2050: 145,073 · +9.2%
• By 2075: 156,386 · +17.7%
• By 2100: 159,893 · +20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 2% Black 1%
• Common ancestry: Italian 3% Serbian 3% Slovak 2%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 96% English-only · Spanish 1% Korean 1% Other Asian/Pacific 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+39.5) · D 29.6% · R 69.1% · Other 1.3%
• 2008→2024 swing: -6.0pp toward R · 2008: -33.5pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+36.2 2016: R+42.9 2012: R+38.5 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.31%
• Current HPI: 298.6464
• Rent YoY: —
• Metro: Johnson City, 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

+206.1% since first listed

6 events — show timeline

• 2026-06-09 Listed $150,000 FSBO.com
• 2026-05-12 Sold (Public Records) $155,000 Public Records
• 2026-05-12 Sold (MLS) $155,000 TVRMLS
• 2026-03-26 Contingent — TVRMLS
• 2026-03-25 Listed $155,000 TVRMLS
• 2006-02-28 Sold (Public Records) $49,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $475 · +0.0% YoY. Source: county tax records.