3818 Bonita St · Kingsport, TN 37664

$189,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 38 Days on market

Built 2000 7,840 sqft lot Est $206k · 8% under

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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 +20.6/30.0
• ARV discount +11.2/15.0
• DSCR +6.6/10.0
• 1% rule +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to downsize? Need a move-in ready affordable home convenient to shopping, restaurants, doctors, and schools? Then you'll want to come see this adorable cottage today! Freshly painted, newer carpet, fully applianced kitchen, large laundry room, and walk-in closets are just a few of the wonderful features of this home. Exterior has been handicapped modified for easy access to home. Come see it today! All info taken from courthouse records. With acceptable offer, sellers will provide home warranty. Buyers/buyer's agent to verify.

Key facts

• Covered front porch
• Laundry mud room
• Detached patio

Tags

• COVERED FRONT PORCH
• PRIVATE BACKYARD RETREAT
• DETACHED PATIO
• LAUNDRY MUD ROOM

Property features AI

Finance

• Other: Zoning: R 4

Exterior

• Parking: Driveway with asphalt surface
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected
• Home design: Single family residence; House with two levels; Vinyl siding; Shingle roof; Facing/orientation not specified; Entry level not specified
• Construction: Vinyl siding construction; Shingle roof; Crawl space foundation; Built year not specified
• Exterior features: Front porch; Shed(s); Level and sloped topography

Interior

• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Cooling via heat pump and window unit(s)
• Interior features: Carpet and laminate flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $254 ($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 $183k (3.1% below list).
• Recommended offer: $183k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.8% in Kingsport — 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 (#39 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities C-, crime F, commute F.
• Kingsport (urban): math 35% / reading 38% proficiency, ranked #26 of 139 in TN (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Thomas Jefferson Elementary School (math 41% / reading 43%, grade F, #191 of 952 statewide, top 22%, 487 students, 0% FRL); Ross N. Robinson Middle School (math 42% / reading 40%, grade F, #37 of 333 statewide, top 12%, 955 students, 0% FRL); Dobyns - Bennett High School (math 23% / reading 56%, grade F, #28 of 332 statewide, top 9%, 2,514 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.7%/yr); 267 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).
• This rent runs 35% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Sullivan County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $81k; list at $189k implies a 133% gain — meaningful room to come down on a strong offer.

Recommended offer $183,227 (3.1% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.97% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $205,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3988 Memorial Blvd	0.16mi	3/1.0	1,008 (-3%)	2mo	$126,900	$126	86
2301 Inglewood Dr	0.22mi	3/1.5	1,008 (-3%)	11mo	$200,000	$198	74
2122 Hawthorne St	0.05mi	2/1.0 (-1)	966 (-7%)	11mo	$155,000	$160	71
3361 Hillcrest Dr	0.39mi	2/1.0 (-1)	1,010 (-3%)	9mo	$177,500	$176	65
3806 Bonita St	0.03mi	2/2.0 (-1)	886 (-15%)	1mo	$209,000	$236	64
1704 Fairhaven Ave	0.42mi	3/1.0	1,056 (+2%)	23mo	$200,000	$189	59
2324 Amy Ave	0.37mi	3/1.0	896 (-14%)	2mo	$205,000	$229	58
2320 Woodridge Ave	0.29mi	2/1.0 (-1)	884 (-15%)	6mo	$175,000	$198	51
3931 Bond Dr	0.21mi	2/1.0 (-1)	1,140 (+10%)	21mo	$210,105	$184	51
3528 Crestwood Dr	0.37mi	3/2.0	1,178 (+13%)	11mo	$250,777	$213	48
3236 Ashley St	0.65mi	2/1.0 (-1)	953 (-8%)	4mo	$238,000	$250	47
2356 Inglewood Dr	0.45mi	3/1.0	1,196 (+15%)	10mo	$220,000	$184	46

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 · 3.73% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-13,122
• Equity at exit: $28,181

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $14,898
• Equity at exit: $16,341

Cash invested: $52,920 (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 37664

• Home prices YoY: -24.5%
• Rents YoY: 3.7%
• Active inventory: 267
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,832 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$123 /mo · $1,481/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $254

Break-even live

Break-even rent $1,510

Max offer price $189,000

Occupancy floor 81%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2110 Hawthorne St Kingsport, TN	2.0	1.0	1000	$1,800	$1.80	21d	1	0.04mi
2025 Sherwood Rd Kingsport, TN	2.0	1.0	754	$750	$0.99	21d	1	1.47mi
2117 Sherwood Rd Kingsport, TN	2.0	1.0	754	$1,300	$1.72	21d	1	1.50mi

Listing history 23 events

1. 2026-06-19
   days on market $189,000 Active 38 DOM
2. 2026-06-18
   days on market $189,000 Active 37 DOM
3. 2026-06-17
   days on market $189,000 Active 36 DOM
4. 2026-06-16
   days on market $189,000 Active 35 DOM
5. 2026-06-15
   days on market $189,000 Active 34 DOM
6. 2026-06-14
   days on market $189,000 Active 32 DOM
7. 2026-06-13
   pricedays on market $189,000 Active 31 DOM
8. 2026-06-10
   days on market $199,000 Active 29 DOM
9. 2026-06-09
   days on market $199,000 Active 28 DOM
10. 2026-06-08
    days on market $199,000 Active 27 DOM
11. 2026-06-07
    days on market $199,000 Active 26 DOM
12. 2026-06-05
    days on market $199,000 Active 23 DOM
13. 2026-06-03
    days on market $199,000 Active 22 DOM
14. 2026-06-02
    days on market $199,000 Active 21 DOM
15. 2026-06-01
    days on market $199,000 Active 20 DOM
16. 2026-05-31
    days on market $199,000 Active 19 DOM
17. 2026-05-30
    days on market $199,000 Active 18 DOM
18. 2026-05-12
    listed $199,000 Active
19. 2016-03-03
    soldstatus $81,200
20. 2016-02-29
    soldstatus $81,200 541-char remark

    Show marketing remark (541 chars)

    Looking to downsize? Need a move-in ready affordable home convenient to shopping, restaurants, doctors, and schools? Then you'll want to come see this adorable cottage today! Freshly painted, newer carpet, fully applianced kitchen, large laundry room, and walk-in closets are just a few of the wonderful features of this home. Exterior has been handicapped modified for easy access to home. Come see it today! All info taken from courthouse records. With acceptable offer, sellers will provide home warranty. Buyers/buyer's agent to verify.

21. 2015-10-23
    listed $82,900 541-char remark

    Show marketing remark (541 chars)

    Looking to downsize? Need a move-in ready affordable home convenient to shopping, restaurants, doctors, and schools? Then you'll want to come see this adorable cottage today! Freshly painted, newer carpet, fully applianced kitchen, large laundry room, and walk-in closets are just a few of the wonderful features of this home. Exterior has been handicapped modified for easy access to home. Come see it today! All info taken from courthouse records. With acceptable offer, sellers will provide home warranty. Buyers/buyer's agent to verify.

22. 2001-01-30
    soldstatus $37,516
23. 2001-01-30
    soldstatus $37,516

ⓘ 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: $1,481 · $123/mo
• Projected year-2 tax: $1,481 · $123/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,987
• − Mortgage interest: −$10,587
• − Property taxes: −$1,481
• − Insurance: −$945
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$5,498
• Taxable loss: −$42
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $3,060/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: Kingsport
• NCES district ID: 4702190
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $38,017
• Composite: 30.44/100
• National rank: #6233
• State rank: #26 of 139 in TN

Livability — Kingsport

• Score: 71/100
• State rank: #39
• US rank: #6587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingsport, TN
• County: Sullivan County · 121,987 people
• City population: 83,493
• Metro: Kingsport-Bristol, TN-VA
• Population (ZIP): 28,267
• Household income: $63,653
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 739.0

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 157,030 people
• By 2030: 156,415 · -0.4%
• By 2040: 153,778 · -2.1%
• By 2050: 149,018 · -5.1%
• By 2075: 138,068 · -12.1%
• By 2100: 119,927 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 4% Slovak 3% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Sullivan

• 2024 margin: Solid R (+55.0) · D 22.0% · R 77.0% · Other 1.0%
• 2008→2024 swing: -13.6pp toward R · 2008: -41.3pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+51.9 2016: R+56.2 2012: R+47.2 2008: R+41.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.12%
• Current HPI: 261.7474
• Rent YoY: ▲ 3.73%
• Metro: Kingsport-Bristol, TN-VA
• 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

+430.4% since first listed

6 events — show timeline

• 2026-05-12 Listed $199,000 TVRMLS
• 2016-03-03 Sold (Public Records) $81,200 Public Records
• 2016-02-29 Sold (MLS) $81,200 TVRMLS
• 2015-10-23 Listed $82,900 TVRMLS
• 2001-01-30 Sold (Public Records) $37,516 Public Records
• 2001-01-30 Sold (Public Records) $37,516 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,481 · +59.4% YoY. Source: county tax records.