6854 Wildlife Cir · Johnson City, TN 37686

$354,900

3 bd · 2.0 ba · 1,630 sqft · SingleFamily · 5 Days on market

Built 2020 Good condition 8,712 sqft lot Est $336k · 6% over $21/mo HOA

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.9/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a peaceful home that offers one level living? This charming 3- bedroom, 2-bath home sits on an exterior lot, offering a backyard with additional patio space to be used for entertainment and an irrigation system to keep the lawn beautiful. Step inside to a comfortable, easy-flow layout designed for everyday living. Located within minutes of Johnson City and Piney Flats allowing for easy access to all of Tri-Cities. Book your showing today! (All resources are from third parties, buyer to verify. )

Key facts

• Easy access
• Backyard
• Irrigation system

Tags

• ONE LEVEL LIVING
• BACKYARD
• PATIO SPACE
• IRRIGATION SYSTEM
• EASY ACCESS

Property features AI

Finance

• Other: Lot dimensions approximately 120 x 77 (0.2 acres); Zoning: R 3B
• HOA & community: Homeowners association with landscaping; HOA fee $250 annually (about $20.83/month)

Exterior

• Parking: 2-car garage; Driveway; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family house; One story; Facing direction not specified; Entry level not specified
• Construction: Brick and vinyl siding exterior; Shingle roof; Slab foundation; Built year not specified
• Exterior features: Level topography; Subdivision: The Cliffs At Boone Lake

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Ceiling fans; Natural gas heating
• Interior features: Double-pane windows; Gas-log fireplace
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $355k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $4k ($48k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $355k).
• Cap rate 20.0% vs local median 3.1% in Johnson City — 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 76/100 on livability (#8 in TN, #3,349 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A; Watch: crime D, commute F, employment 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.
• Zoned schools: Mary Hughes School (math 27% / reading 22%, grade F, #546 of 952 statewide, top 61%, 339 students, 0% FRL); Sullivan East Middle School (math 8% / reading 11%, grade F, #260 of 333 statewide, top 79%, 573 students, 0% FRL); Sullivan East High School (math 10% / reading 27%, grade F, #208 of 332 statewide, top 63%, 849 students, 0% FRL) — zoned schools average 0% FRL vs 45% district-wide (45 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 87 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $11k 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 + 3.0% rent growth), your $99k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $354,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 2.32% ✓
• Cap rate: 19.96%
• Cash-on-cash: 48.79%
• DSCR: 3.17
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $335,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1496 Raccoon Ln	0.26mi	3/2.0	1,618 (-1%)	10mo	$350,000	$216	78
1335 Raccoon Ln	0.18mi	3/2.0	1,623 (-0%)	16mo	$357,000	$220	78
1202 Raccoon Ln	0.18mi	3/2.0	1,689 (+4%)	11mo	$330,000	$195	76
447 Bayhill Dr	0.29mi	3/2.0	1,568 (-4%)	6mo	$262,000	$167	75
5130 Wildlife Cir	0.16mi	4/2.0 (+1)	1,756 (+8%)	1mo	$362,000	$206	74
2206 Egret Ln	0.13mi	3/2.0	1,711 (+5%)	18mo	$350,000	$205	70
5031 Wildlife Cir	0.08mi	4/2.0 (+1)	1,764 (+8%)	12mo	$372,000	$211	68
5659 Wildlife Cir	0.22mi	4/2.0 (+1)	1,774 (+9%)	4mo	$370,000	$209	66
5034 Wildlife Cir	0.09mi	4/2.0 (+1)	1,768 (+8%)	13mo	$359,000	$203	66
521 Baywood Dr	0.49mi	3/2.5	1,615 (-1%)	11mo	$389,429	$241	65
1545 Raccoon Ln	0.25mi	4/2.0 (+1)	1,764 (+8%)	8mo	$360,000	$204	63
2310 Egret Ln	0.16mi	4/2.0 (+1)	1,851 (+14%)	12mo	$360,000	$194	55

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: 46.4%
• Equity multiple: 3.01×
• Total profit: $199,983
• Equity at exit: $52,917

10-year hold

• IRR: 52.1%
• Equity multiple: 6.09×
• Total profit: $506,085
• Equity at exit: $30,685

Cash invested: $99,372 (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 37686

• Home prices YoY: -10.2%
• Active inventory: 87
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $8,246 medium
• Mortgage (P&I): −$1,861
• Tax est. 1.5%: −$444 /mo · $5,324/yr
• Insurance: −$148
• HOA: −$21
• Vacancy / Maint / Mgmt: −$1,732
• Net cashflow: $4,041

Break-even live

Break-even rent $3,131

Max offer price $354,900

Occupancy floor 46%

Sensitivity live

Price	-10% $4,286	-5% $4,163	+0% $4,041	+5% $3,918	+10% $3,795
Rent	-10% $3,389	-5% $3,715	+0% $4,041	+5% $4,366	+10% $4,692
Rate	-1.0pp $4,219	-0.5pp $4,131	base $4,041	+0.5pp $3,949	+1.0pp $3,855

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: $88,725
• Closing costs: $10,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521 Baywood Dr Unit 1397963P Piney Flats, TN	2.0	2.5	1614	$8,246	$5.11	22d	1	0.48mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 5 events

1. 2026-06-21
   pricedays on market $354,900 Active 5 DOM
2. 2026-06-19
   days on market $364,900 Active 3 DOM
3. 2026-06-18
   days on market $364,900 Active 2 DOM
4. 2026-06-17
   remarks 512-char remark
5. 2026-06-17
   listed $364,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $98,952
• − Mortgage interest: −$19,880
• − Property taxes: −$5,324
• − Insurance: −$1,774
• − Repairs & maintenance: −$7,916
• − Management: −$7,916
• − HOA: −$252
• − Depreciation: −$10,324
• Taxable income: $45,565
• Est. tax owed @ 24.0%: −$10,936
• After-tax cash flow: $37,553/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This charming single-family home offers a peaceful and move-in-ready living experience with a good condition score and minimal repairs needed.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Resale upgrading kitchen appliances — modernizes the space and appeals to buyers
• Resale painting interior walls — fresh paint enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Resale upgrading kitchen appliances — modernizes the space and appeals to buyers ↑
• Resale painting interior walls — fresh paint enhances curb appeal and interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Johnson City

• Score: 76/100
• State rank: #8
• US rank: #3349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 99,926
• Population (ZIP): 9,149

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 (92%)
• Race & ethnicity: White 92% Asian 3% Hispanic / Latino 2% Two or more races 2% Black 1%
• Common ancestry: Iranian 7% Slovak 3% Serbian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -34.96%
• Current HPI: 306.7377
• 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

1 event — show timeline

• 2026-06-16 Listed $364,900 TVRMLS