920 Oliver Springs Hwy · Oak Ridge, TN 37716

$115,000

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 100 Days on market

Built 1960 0.26 ac lot ↓ 13% since listing

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Why this score? — see what drove the B- 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 +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

New listing sold as part of an estate. This 3-bedroom, 1-bath home features hardwood floors throughout, a full unfinished basement with exterior access, and a convenient carport. Ideally located for commuters to Oak Ridge, Clinton, and Oliver Springs. Enjoy the added benefit of a fire station, elementary school, and park located directly across the road.

Key facts

• Exterior access
• Hardwood floors
• Convenient carport

Tags

• HARDWOOD FLOORS
• FULL UNFINISHED BASEMENT
• EXTERIOR ACCESS
• CONVENIENT CARPORT
• LOCATED FOR COMMUTERS

Property features AI

Exterior

• Parking: 1-car garage; 1-car carport
• Utilities: Septic tank
• Home design: Not attached to another unit; Building area approx. 768 (source: tax records)
• Construction: Vinyl siding; Brick exterior
• Exterior features: Vinyl siding and brick exterior; Irregular lot; Wooded view / other

Interior

• Kitchen: Refrigerator included
• Bedrooms: Bedrooms count not specified
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heating; Wall cooling
• Interior features: Eat-in kitchen; 6 total rooms
• Laundry & utility: Basement unfinished

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: commute F.
• Anderson County (town): math 25% / reading 28% proficiency, ranked #75 of 139 in TN (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Grand Oaks Elementary (math 42% / reading 37%, grade F, #231 of 952 statewide, top 26%, 330 students, 0% FRL); Norwood Middle School (math 17% / reading 12%, grade F, #231 of 333 statewide, top 70%, 159 students, 0% FRL); Clinton High School (math 17% / reading 37%, grade F, #104 of 332 statewide, top 33%, 1,126 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 160 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 400 units permitted in Anderson County in 2024 (91 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.39% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.41%
• DSCR: 1.95
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.9%
• Equity multiple: 1.56×
• Total profit: $17,921
• Equity at exit: $17,147

10-year hold

• IRR: 22.7%
• Equity multiple: 2.94×
• Total profit: $62,564
• Equity at exit: $9,943

Cash invested: $32,200 (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 37716

• Home prices YoY: -5.0%
• Active inventory: 160
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$38 /mo · $461/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $575

Break-even live

Break-even rent $873

Max offer price $115,000

Occupancy floor 59%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Arkansas Ave Oak Ridge, TN	3.0	1.0	1056	$1,600	$1.52	19d	1	1.37mi

Listing history 17 events

1. 2026-06-18
   days on market $115,000 Active 100 DOM
2. 2026-06-17
   days on market $115,000 Active 99 DOM
3. 2026-06-16
   days on market $115,000 Active 98 DOM
4. 2026-06-15
   days on market $115,000 Active 97 DOM
5. 2026-06-14
   days on market $115,000 Active 95 DOM
6. 2026-06-13
   days on market $115,000 Active 94 DOM
7. 2026-06-10
   pricedays on market $115,000 Active 92 DOM
8. 2026-06-09
   days on market $130,000 Active 91 DOM
9. 2026-06-08
   days on market $130,000 Active 90 DOM
10. 2026-06-07
    days on market $130,000 Active 89 DOM
11. 2026-06-03
    days on market $130,000 Active 85 DOM
12. 2026-06-03
    status $130,000 Active 84 DOM
13. 2026-05-13
    status Pending
14. 2026-03-11
    price $130,000
15. 2026-02-20
    status Active
16. 2025-12-15
    historical
17. 2025-12-12
    listed $150,000 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: $461 · $38/mo
• Projected year-2 tax: $816 · $68/mo
• Expected delta: +$356/yr (+$30/mo · 77.1%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$6,442
• − Property taxes: −$461
• − Insurance: −$575
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$3,345
• Taxable income: $5,305
• Est. tax owed @ 24.0%: −$1,273
• After-tax cash flow: $5,622/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: Anderson County
• NCES district ID: 4700090
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $43,541
• Composite: 22.68/100
• National rank: #8043
• State rank: #75 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

• City population: 33,038
• Population (ZIP): 26,361

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 2% Slovak 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -19.01%
• Current HPI: 364.842
• 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

-13.3% since first listed

5 events — show timeline

• 2026-05-13 Pending — Knoxville MLS
• 2026-03-11 Price Changed $130,000 Knoxville MLS
• 2026-02-20 Relisted — Knoxville MLS
• 2025-12-15 Listing Removed — Knoxville MLS
• 2025-12-12 Listed $150,000 Knoxville MLS

Property tax history

+5.4%/yr

Latest (2025): $461 · +43.2% YoY. Source: county tax records.