907 Riverside Ave · Kingsport, TN 37660

$139,000

2 bd · 2.0 ba · 1,430 sqft · SingleFamily public records · 41 Days on market

Built 1933 7,405 sqft lot Est $240k · 42% 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.3/10.0
• Rent growth +4.5/5.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back On Market At No Fault of Sellers! Here is Your Second Chance On This One!! Attention Buyers, Investors, and Flippers! This ranch style home features 2-3 bedrooms, 3-full baths, vinyl siding, metal roof, solar panels and a nice 2-car detached block garage, situated on a nice lot with chain-link fence. This home has good bones and needs some TLC and updating. The main level features Living room, kitchen, dining, 2- bedrooms (one main bedroom suite), 2-full baths and washer & dryer connections. The basement has a den/third bedroom with warm morning wood stove and third full bathroom. THIS HOME IS BEING SOLD IN ''AS IS'' Condition TO SETTLE AN ESTATE. THE HEIRS WILL MAKE NO REPAIRS A

Key facts

• 7,405 sq ft lot
• Garage
• Built 1933

Property features AI

Finance

• Other: Zoning: R 1C; Lot dimensions approximately 50' x 150'; Below-grade finished area present
• HOA & community: Sidewalks in the community

Exterior

• Parking: Driveway; Concrete parking; See remarks for additional parking details
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Single family house; Fixer condition; Level and sloped topography
• Construction: Vinyl siding and plaster exterior; Metal roof; Block and other foundation; Built as a house (year not specified)
• Exterior features: Covered porch; Porch; Fenced backyard; Garage(s), outbuilding, and shed(s)

Interior

• Kitchen: Electric range; Range; Refrigerator
• Bedrooms: Not specified
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating and cooling; Electric heating; Forced air; Heat pump; Has cooling; Wood stove
• Interior features: Laminate counters; Storm windows; Wood burning stove (fireplace); Partially finished basement with crawl space
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: Theodore Roosevelt Elementary School (math 27% / reading 22%, grade F, #546 of 952 statewide, top 61%, 277 students, 0% FRL); John Sevier Middle School (math 21% / reading 24%, grade F, #172 of 333 statewide, top 52%, 750 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 fast (+8.0%/yr); 239 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 ($49k/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 $961 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 + 8.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $240,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
830 Fairview Ave	0.05mi	3/2.0 (+1)	1,484 (+4%)	3mo	$235,000	$158	84
1413 Gress Mag Mtn	0.14mi	3/2.0 (+1)	1,318 (-8%)	2mo	$290,000	$220	74
634 Riverside Ave	0.21mi	3/2.0 (+1)	1,288 (-10%)	2mo	$217,000	$168	67
1024 Walnut Ave	0.18mi	3/2.0 (+1)	1,286 (-10%)	9mo	$240,000	$187	62
817 Mimosa Dr	0.46mi	3/2.0 (+1)	1,537 (+8%)	3mo	$268,000	$174	59
1016 Whippoorwill Ln	0.48mi	3/2.0 (+1)	1,527 (+7%)	4mo	$223,900	$147	58
533 Bellvue Ave	0.41mi	2/2.0	1,624 (+14%)	0mo	$160,000	$99	58
1313 Putnam St	0.27mi	3/1.5 (+1)	1,551 (+8%)	12mo	$219,000	$141	56
2001 Sand St	0.59mi	3/2.0 (+1)	1,544 (+8%)	3mo	$250,000	$162	52
1000 Tranbarger Dr	0.72mi	3/1.0 (+1)	1,450 (+1%)	5mo	$150,000	$103	51
2016 Sand St	0.63mi	3/2.0 (+1)	1,584 (+11%)	9mo	$275,000	$174	40
2020 Oakland St	0.65mi	3/1.0 (+1)	1,316 (-8%)	10mo	$240,000	$182	39

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 · 7.95% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $405
• Equity at exit: $20,725

10-year hold

• IRR: 14.2%
• Equity multiple: 2.39×
• Total profit: $54,183
• Equity at exit: $12,018

Cash invested: $38,920 (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 37660

• Home prices YoY: -24.2%
• Rents YoY: 8.0%
• Active inventory: 239
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$729
• Tax from tax record: −$100 /mo · $1,199/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $243

Break-even live

Break-even rent $1,122

Max offer price $139,000

Occupancy floor 78%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 W Sullivan St Kingsport, TN	1.0–3.0	1.0–2.0	988	$1,647	$1.67	13d	16	0.93mi
206 Hammond Ave Kingsport, TN	3.0	1.0	1696	$1,525	$0.90	20d	1	0.95mi
724 Teasel Dr Kingsport, TN	1.0–2.0	1.0	927	$999	$1.08	20d	1	1.07mi
1040 Tiptop Ave Kingsport, TN	2.0–3.0	2.0	947	$960	$1.01	13d	1	1.14mi
109 W Wanola Ave Kingsport, TN	3.0	2.0	1600	$2,300	$1.44	13d	1	1.29mi
124 Bloomingdale Pike Kingsport, TN	1.0–2.0	1.0–1.5	878	$1,300	$1.48	13d	1	1.32mi
116 E Market St Unit 4 Kingsport, TN	2.0	1.0	1090	$1,395	$1.28	20d	1	1.34mi

Listing history 6 events

1. 2026-05-18
   status Pending
2. 2026-05-12
   status Active
3. 2026-05-08
   historical Active Under Contract
4. 2026-05-02
   status Active
5. 2026-04-11
   historical Active Under Contract
6. 2026-04-07
   listed $139,000 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: $1,199 · $100/mo
• Projected year-2 tax: $1,199 · $100/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,160
• − Mortgage interest: −$7,786
• − Property taxes: −$1,199
• − Insurance: −$695
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$4,044
• Taxable income: $691
• Est. tax owed @ 24.0%: −$166
• After-tax cash flow: $2,750/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): 40,996
• Household income: $49,191
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1384.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 4% Black 4% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Slovak 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -80.93%
• Current HPI: 252.9821
• Rent YoY: ▲ 7.95%
• 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

6 events — show timeline

• 2026-05-18 Pending — TVRMLS
• 2026-05-12 Relisted — TVRMLS
• 2026-05-08 Contingent — TVRMLS
• 2026-05-02 Relisted — TVRMLS
• 2026-04-11 Contingent — TVRMLS
• 2026-04-07 Listed $139,000 TVRMLS

Property tax history

+4.3%/yr

Latest (2025): $1,199 · +19.5% YoY. Source: county tax records.