277 Ridgeway Rd · Kingsport, TN 37664

$144,000

4 bd · 1.0 ba · 768 sqft · SingleFamily public records · 175 Days on market

Built 1900 2.16 ac lot $188/sqft · 34% above area Est $108k · 34% over ↓ 16% 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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +6.0/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two separate dwellings on approximately 2 acres present an excellent opportunity for investors or buyers seeking multiple living options. One dwelling is a manufactured single wide, and the other is a cottage style structure, offering privacy and versatility. The property includes a shared driveway, a large garage with power available, and a covered deck. The land features a combination of cleared and wooded areas with level, rolling, and gently sloping terrain. Interior highlights include hardwood flooring, laminate kitchen countertops, a kitchen island, and washer/dryer connections. While both dwellings need TLC, this property offers plenty of potential to renovate, create rental income, or customize to suit your vision. Information deemed reliable but not guaranteed. Buyer/Buyer's Agent to verify all information.

Key facts

• Covered deck
• Shared driveway
• 2.16 acre lot

Tags

• TWO SEPARATE DWELLINGS
• APPROXIMATELY 2 ACRES
• SHARED DRIVEWAY
• LARGE GARAGE WITH POWER
• COVERED DECK
• CLEARED AND WOODED AREAS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $127k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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-, schools D, crime F.
• Sullivan County (suburban): math 17% / reading 24% proficiency, ranked #109 of 139 in TN (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.7%/yr); 267 active listings in the ZIP; 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $996 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $40k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 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 1900 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.27%
• DSCR: 1.55
• GRM: 7.6

CMA / ARV

• ARV (median comp): $107,675
• List price: $144,000
• Delta: 33.74%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.73% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,016
• Equity at exit: $21,471

10-year hold

• IRR: 12.7%
• Equity multiple: 2.04×
• Total profit: $41,888
• Equity at exit: $12,450

Cash invested: $40,320 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $412

Break-even live

Break-even rent $1,063

Max offer price $144,000

Occupancy floor 69%

Sensitivity live

Price	-10% $494	-5% $453	+0% $412	+5% $207	+10% $157
Rent	-10% $287	-5% $350	+0% $412	+5% $475	+10% $537
Rate	-1.0pp $485	-0.5pp $449	base $412	+0.5pp $375	+1.0pp $337

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $144,000 Active 175 DOM
2. 2026-06-18
   days on market $144,000 Active 174 DOM
3. 2026-06-17
   days on market $144,000 Active 173 DOM
4. 2026-06-16
   days on market $144,000 Active 172 DOM
5. 2026-06-15
   days on market $144,000 Active 171 DOM
6. 2026-06-14
   days on market $144,000 Active 169 DOM
7. 2026-06-13
   days on market $144,000 Active 168 DOM
8. 2026-06-10
   days on market $144,000 Active 166 DOM
9. 2026-06-09
   days on market $144,000 Active 165 DOM
10. 2026-06-08
    days on market $144,000 Active 164 DOM
11. 2026-06-07
    days on market $144,000 Active 163 DOM
12. 2026-06-02
    days on market $144,000 Active 158 DOM
13. 2026-06-01
    days on market $144,000 Active 157 DOM
14. 2026-05-31
    days on market $144,000 Active 156 DOM
15. 2026-05-30
    days on market $144,000 Active 155 DOM
16. 2026-04-24
    price $144,000 827-char remark

    Show marketing remark (827 chars)

    Two separate dwellings on approximately 2 acres present an excellent opportunity for investors or buyers seeking multiple living options. One dwelling is a manufactured single wide, and the other is a cottage style structure, offering privacy and versatility. The property includes a shared driveway, a large garage with power available, and a covered deck. The land features a combination of cleared and wooded areas with level, rolling, and gently sloping terrain. Interior highlights include hardwood flooring, laminate kitchen countertops, a kitchen island, and washer/dryer connections. While both dwellings need TLC, this property offers plenty of potential to renovate, create rental income, or customize to suit your vision. Information deemed reliable but not guaranteed. Buyer/Buyer's Agent to verify all information.

17. 2026-04-04
    price $161,000 827-char remark

    Show marketing remark (827 chars)

    Two separate dwellings on approximately 2 acres present an excellent opportunity for investors or buyers seeking multiple living options. One dwelling is a manufactured single wide, and the other is a cottage style structure, offering privacy and versatility. The property includes a shared driveway, a large garage with power available, and a covered deck. The land features a combination of cleared and wooded areas with level, rolling, and gently sloping terrain. Interior highlights include hardwood flooring, laminate kitchen countertops, a kitchen island, and washer/dryer connections. While both dwellings need TLC, this property offers plenty of potential to renovate, create rental income, or customize to suit your vision. Information deemed reliable but not guaranteed. Buyer/Buyer's Agent to verify all information.

18. 2026-02-07
    price $169,000 827-char remark

    Show marketing remark (827 chars)

    Two separate dwellings on approximately 2 acres present an excellent opportunity for investors or buyers seeking multiple living options. One dwelling is a manufactured single wide, and the other is a cottage style structure, offering privacy and versatility. The property includes a shared driveway, a large garage with power available, and a covered deck. The land features a combination of cleared and wooded areas with level, rolling, and gently sloping terrain. Interior highlights include hardwood flooring, laminate kitchen countertops, a kitchen island, and washer/dryer connections. While both dwellings need TLC, this property offers plenty of potential to renovate, create rental income, or customize to suit your vision. Information deemed reliable but not guaranteed. Buyer/Buyer's Agent to verify all information.

19. 2025-12-26
    listed $172,000 Active 827-char remark

    Show marketing remark (827 chars)

    Two separate dwellings on approximately 2 acres present an excellent opportunity for investors or buyers seeking multiple living options. One dwelling is a manufactured single wide, and the other is a cottage style structure, offering privacy and versatility. The property includes a shared driveway, a large garage with power available, and a covered deck. The land features a combination of cleared and wooded areas with level, rolling, and gently sloping terrain. Interior highlights include hardwood flooring, laminate kitchen countertops, a kitchen island, and washer/dryer connections. While both dwellings need TLC, this property offers plenty of potential to renovate, create rental income, or customize to suit your vision. Information deemed reliable but not guaranteed. Buyer/Buyer's Agent to verify all information.

ⓘ 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: $292 · $24/mo
• Projected year-2 tax: $1,022 · $85/mo
• Expected delta: +$730/yr (+$61/mo · 250.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 20 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: $19,012
• − Mortgage interest: −$8,066
• − Property taxes: −$292
• − Insurance: −$720
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$4,189
• Taxable income: $2,703
• Est. tax owed @ 24.0%: −$649
• After-tax cash flow: $4,297/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: Sullivan County
• NCES district ID: 4703990
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 24% ▼ -10.00%
• Median HH income: $43,263
• Composite: 17.66/100
• National rank: #9030
• State rank: #109 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

• 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

-16.3% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $144,000 TVRMLS
• 2026-04-04 Price Changed $161,000 TVRMLS
• 2026-02-07 Price Changed $169,000 TVRMLS
• 2025-12-26 Listed $172,000 TVRMLS

Property tax history

+7.1%/yr

Latest (2025): $292 · +75.9% YoY. Source: county tax records.