900 W 2nd Ave · Lenoir City, TN 37771

$139,900

3 bd · 2.0 ba · 1,264 sqft · SingleFamily public records · 1 Days on market

Built 1954 6,534 sqft lot Est $255k · 45% under ↓ 12% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A full remodel awaits your completion. The home owner removed all interior walls and ceilings. The home is ready to be fully remodeled to your standard and design. Bring your Tool belt and Vision.

Key facts

• 6,534 sq ft lot
• Built 1954

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Detached property; 1,264 building area (per tax records)
• Construction: Vinyl siding and brick exterior; Other construction materials
• Exterior features: Vinyl windows; Corner lot; Seasonal mountain and city views; Storage structure

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating (other/auxiliary heating also present); Cooling system (other)
• Interior features: 7 total rooms; Walkout basement; Brick fireplace with wood-burning stove insert

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 11.8% vs local median 2.9% in Lenoir 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 62/100 on livability (#221 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, employment D, amenities F.
• Lenoir City (suburban): math 24% / reading 24% proficiency, ranked #98 of 139 in TN (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 148 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 608 units permitted in Loudon County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($67k/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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Loudon County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 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.
• Current owner paid $120k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $139,900

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.36% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.73%
• DSCR: 1.88
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $255,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 W 2nd Ave	0.00mi	3/2.0	1,264 (0%)	2mo	$120,000	$95	98
517 W 2nd Ave	0.24mi	2/1.0 (-1)	1,188 (-6%)	0mo	$210,000	$177	69
613 W 4th Ave	0.23mi	2/1.0 (-1)	1,198 (-5%)	3mo	$150,000	$125	69
609 W Third Ave	0.20mi	3/2.0	1,160 (-8%)	10mo	$298,700	$258	69
512 W 5th Ave	0.32mi	3/1.0	1,287 (+2%)	12mo	$180,000	$140	68
521 W 2nd Ave	0.22mi	3/2.0	1,372 (+8%)	12mo	$300,000	$219	65
171 Oakland Ave	0.54mi	4/2.0 (+1)	1,265 (+0%)	13mo	$256,000	$202	59
521 W 1st Ave	0.24mi	2/1.0 (-1)	1,102 (-13%)	3mo	$189,000	$172	56
905 N C St	0.67mi	2/1.0 (-1)	1,200 (-5%)	3mo	$237,500	$198	49
120 Emerald Ct Pl	0.58mi	3/2.0	1,120 (-11%)	8mo	$299,900	$268	47
120 Emerald Ct Pl	0.58mi	3/2.0	1,120 (-11%)	8mo	$299,900	$268	47
606 Kingston St	0.73mi	3/2.0	1,100 (-13%)	2mo	$240,000	$218	42

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: 11.8%
• Equity multiple: 1.47×
• Total profit: $18,309
• Equity at exit: $20,860

10-year hold

• IRR: 20.7%
• Equity multiple: 2.75×
• Total profit: $68,606
• Equity at exit: $12,096

Cash invested: $39,172 (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 37771

• Home prices YoY: -14.6%
• Active inventory: 148
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,902 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$66 /mo · $797/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $644

Break-even live

Break-even rent $1,087

Max offer price $139,900

Occupancy floor 61%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 W 2nd Ave Lenoir City, TN	2.0	2.0	1500	$1,895	$1.26	11d	1	0.12mi

Listing history 2 events

1. 2026-06-13
   remarks 198-char remark
2. 2026-06-13
   listed $139,900 Pending 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: $797 · $66/mo
• Projected year-2 tax: $993 · $83/mo
• Expected delta: +$196/yr (+$16/mo · 24.6%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,821
• − Mortgage interest: −$7,837
• − Property taxes: −$797
• − Insurance: −$700
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$4,070
• Taxable income: $5,767
• Est. tax owed @ 24.0%: −$1,384
• After-tax cash flow: $6,344/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: Lenoir City
• NCES district ID: 4702400
• Math proficiency: 24% ▼ -16.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $36,181
• Composite: 19.91/100
• National rank: #8683
• State rank: #98 of 139 in TN

Livability — Lenoir City

• Score: 62/100
• State rank: #221
• US rank: #16577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lenoir City, TN
• County: Loudon County · 54,472 people
• City population: 32,688
• Metro: Knoxville, TN
• Population (ZIP): 18,042
• Household income: $66,938
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 458.0

Population outlook (Loudon County) Hauer SSP2

• Today (2025): 55,364 people
• By 2030: 57,414 · +3.7%
• By 2040: 61,216 · +10.6%
• By 2050: 64,846 · +17.1%
• By 2075: 75,829 · +37.0%
• By 2100: 85,693 · +54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 15% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 9% Other Indo-European 1%

Political lean MEDSL · Loudon

• 2024 margin: Solid R (+53.0) · D 23.0% · R 76.0% · Other 1.1%
• 2008→2024 swing: -9.0pp toward R · 2008: -44.0pp · 2024: -53.0pp
• All cycles: 2024: R+53.0 2020: R+50.3 2016: R+54.4 2012: R+52.8 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.66%
• Current HPI: 350.3849
• Rent YoY: —
• Metro: Knoxville, 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

-12.0% since first listed

6 events — show timeline

• 2026-06-12 Pending — Knoxville MLS
• 2026-06-12 Listed $139,900 Knoxville MLS
• 2026-04-08 Sold (Public Records) $120,000 Public Records
• 2026-04-07 Sold (MLS) $120,000 Knoxville MLS
• 2026-03-19 Pending — Knoxville MLS
• 2026-03-06 Listed $159,000 Knoxville MLS

Property tax history

+3.0%/yr

Latest (2025): $797 · +0.0% YoY. Source: county tax records.