801 Magnolia Ext #6 · Johnson City, TN 37604

$1,600

2 bd · 2.0 ba · 1,088 sqft · SingleFamily · 40 Days on market

Built 2008 1.42 ac lot $1/sqft · 99% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2-Bedroom, 2-Bathroom Townhome with Garage and Loft Near ETSU Located just 4 minutes from ETSU, this 2-bedroom, 2-bathroom townhome features an open-concept kitchen and living room on the main floor. Upstairs, there are two bedrooms, two bathrooms, and a loft area that serves as additional living space. The property includes a one-car garage with storage space in the back. Washer and dryer hookups are located in the garage. Lawn maintenance is provided by the landlord. This home is currently occupied and will be available for move-in on June 20th. This home is unfurnished, and tenants are responsible for all utilities. Smoking is not permitted. Pets will be considered upon request, and a

Key facts

• 1.42 acre lot
• Garage
• Built 2008

Property features AI

Finance

• HOA & community: Landscaping (association amenity)

Exterior

• Parking: 1-car garage
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Phone available
• Home design: Townhouse; Two levels; Residential property
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Deck; Front porch; Sloped, wooded topography

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Total of 9 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; Laminate counters; Open floorplan; Double-pane windows
• Laundry & utility: Washer hookup; Electric dryer hookup

🏷️ Possibly a rental listed for sale. The $1,600 price doesn't fit this home's estimated sale value (~$192,698) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $2k).
• Recommended offer: $2k (3.0% below list) — sets the bar for market timing.
• Cap rate 771.1% 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.
• Johnson City (urban): math 46% / reading 47% proficiency, ranked #9 of 139 in TN (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Side Elementary (math 42% / reading 57%, grade D, #119 of 952 statewide, top 14%, 407 students, 0% FRL); Liberty Bell Middle School (math 43% / reading 38%, grade F, #42 of 333 statewide, top 13%, 898 students, 0% FRL); Science Hill High School (math 37% / reading 60%, grade D, #13 of 332 statewide, top 4%, 2,401 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.5%/yr); 207 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,155 units permitted in Washington County in 2024 (437 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $11 of loan paydown is wiped out by about $48 of value loss. Plan a longer hold.
• Washington County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $448 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($2k) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,552 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 81.55% ✓
• Cap rate: 771.08%
• Cash-on-cash: 2731.37%
• DSCR: 122.53
• GRM: 0.1

CMA / ARV

• ARV (median comp): $192,698
• List price: $1,600
• Delta: -99.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 Magnolia Ext #6	0.00mi	2/2.0	1,088 (0%)	0mo	$1,600	$1	100
801 Magnolia Ext #3	0.00mi	2/2.0	1,088 (0%)	0mo	$1,600	$1	100
801 Magnolia Ext #5	0.00mi	2/2.0	1,088 (0%)	2mo	$1,600	$1	99
801 Magnolia Ext #7	0.00mi	2/2.0	1,088 (0%)	16mo	$1,550	$1	87
801 Magnolia Ext #1	0.00mi	3/2.0 (+1)	1,088 (0%)	11mo	$1,600	$1	86
506 Highland Rd	0.37mi	2/1.0	1,008 (-7%)	10mo	$242,000	$240	58
1907 Sinking Creek Rd	0.50mi	2/2.0	1,170 (+8%)	10mo	$257,500	$220	56
403 Poplar St	0.72mi	2/1.0	1,114 (+2%)	7mo	$233,700	$210	53
507 Poplar St	0.56mi	3/1.0 (+1)	1,138 (+5%)	9mo	$299,000	$263	50
600 University Pkwy	0.26mi	2/1.0	924 (-15%)	12mo	$198,500	$215	49
409 Locust St	0.74mi	2/1.0	1,130 (+4%)	9mo	$310,000	$274	48
703 Rolling Hills Dr	0.63mi	3/1.0 (+1)	1,186 (+9%)	10mo	$103,000	$87	38

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 · 1.51% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 141.13×
• Total profit: $62,779
• Equity at exit: $239

10-year hold

• IRR: —
• Equity multiple: 292.74×
• Total profit: $130,699
• Equity at exit: $138

Cash invested: $448 (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 37604

• Home prices YoY: -26.1%
• Rents YoY: 1.5%
• Active inventory: 207
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,305 high
• Mortgage (P&I): −$8
• Tax est. 1.5%: −$2 /mo · $24/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $1,020

Break-even live

Break-even rent $14

Max offer price $1,600

Occupancy floor 17%

Sensitivity live

Price	-10% $1,021	-5% $1,020	+0% $1,020	+5% $1,019	+10% $1,019
Rent	-10% $917	-5% $968	+0% $1,020	+5% $1,071	+10% $1,123
Rate	-1.0pp $1,021	-0.5pp $1,020	base $1,020	+0.5pp $1,019	+1.0pp $1,019

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: $400
• Closing costs: $48
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Virginia St Unit 2 Johnson City, TN	2.0	1.0	1000	$925	$0.93	44d	1	0.28mi
701 W Locust St #22 Johnson City, TN	2.0	1.5	1141	$1,375	$1.21	44d	1	0.56mi
616 W Maple St Unit 2 Johnson City, TN	2.0	1.0	925	$1,000	$1.08	44d	1	0.74mi
1010 Buffalo St Unit 3 Johnson City, TN	2.0	1.0	861	$1,300	$1.51	44d	1	0.87mi
404 W Maple St Unit 1 Johnson City, TN	2.0	1.0	1000	$1,050	$1.05	44d	1	0.88mi
1505 Cherokee Rd #22 Johnson City, TN	2.0	1.0	850	$1,000	$1.18	44d	1	0.92mi
220 Highland Ave Unit 1397973P Johnson City, TN	2.0	1.0	925	$3,993	$4.32	13d	1	0.97mi
1816 Presswood Rd Johnson City, TN	2.0	1.5	1092	$1,300	$1.19	13d	1	0.99mi
1707 Buccaneer Dr Johnson City, TN	1.0–2.0	1.0	720	$1,000	$1.39	13d	1	1.03mi
1507 Linden St Unit 25 Johnson City, TN	2.0	1.5	1150	$1,125	$0.98	13d	1	1.09mi
608 W Watauga Ave Unit 3 Johnson City, TN	2.0	1.5	1000	$1,200	$1.20	44d	1	1.12mi
621 Lamont St Johnson City, TN	3.0	1.0	925	$1,500	$1.62	13d	1	1.14mi
621 Hamilton St Johnson City, TN	2.0	2.0	1184	$1,725	$1.46	21d	1	1.22mi
250 W Main St Apt 7 Johnson City, TN	1.0	1.0	700	$750	$1.07	13d	1	1.23mi
268 W Main St Unit WM-06 Johnson City, TN	2.0	1.0	960	$1,350	$1.41	13d	1	1.24mi
116 E Market St Johnson City, TN	2.0	2.5	1249	$1,700	$1.36	13d	1	1.25mi
407 S Roan St Johnson City, TN	1.0	1.0	716	$1,250	$1.74	13d	2	1.25mi
405 W Watauga Ave Unit WAT-34 Johnson City, TN	1.0	1.0	872	$1,150	$1.32	44d	1	1.25mi
1729 Mary St Johnson City, TN	3.0	1.0	890	$1,450	$1.63	44d	1	1.29mi
169 Grand Ave #101 heuristic Johnson City, TN	2.0	2.0	1080	$2,500	$2.31	25d	1	1.30mi
169 Grande Ave #100 heuristic Johnson City, TN	2.0	2.0	1080	$2,500	$2.31	25d	1	1.30mi
169 Grande Ave #200 heuristic Johnson City, TN	2.0	2.0	1080	$2,500	$2.31	25d	1	1.30mi
169 Grand Ave #300 heuristic Johnson City, TN	2.0	2.0	792	$2,500	$3.16	25d	1	1.30mi
169 Grand Ave #401 heuristic Johnson City, TN	2.0	2.0	792	$2,500	$3.16	25d	1	1.30mi
168 E Grande Ave Unit 04 Johnson City, TN	2.0	2.0	800	$1,350	$1.69	21d	1	1.32mi
829 Hamilton St Johnson City, TN	3.0	2.0	1324	$2,100	$1.59	21d	1	1.34mi
2560 Plymouth Rd Johnson City, TN	2.0–3.0	2.0	1163	$980	$0.84	13d	1	1.38mi
2610 Plymouth Rd Johnson City, TN	1.0–3.0	1.0–2.0	855	$1,288	$1.50	13d	6	1.48mi

Listing history 13 events

1. 2026-06-16
   days on market $1,600 Active 40 DOM
2. 2026-06-15
   days on market $1,600 Active 39 DOM
3. 2026-06-14
   days on market $1,600 Active 37 DOM
4. 2026-06-13
   days on market $1,600 Active 36 DOM
5. 2026-06-10
   days on market $1,600 Active 34 DOM
6. 2026-06-09
   days on market $1,600 Active 33 DOM
7. 2026-06-08
   days on market $1,600 Active 32 DOM
8. 2026-06-07
   days on market $1,600 Active 31 DOM
9. 2026-06-02
   days on market $1,600 Active 26 DOM
10. 2026-06-01
    days on market $1,600 Active 25 DOM
11. 2026-05-31
    days on market $1,600 Active 24 DOM
12. 2026-05-30
    days on market $1,600 Active 23 DOM
13. 2026-05-07
    listed $1,600 Active 1278-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,657
• − Mortgage interest: −$90
• − Property taxes: −$24
• − Insurance: −$8
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$47
• Taxable income: $12,984
• Est. tax owed @ 24.0%: −$3,116
• After-tax cash flow: $9,120/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: Johnson City
• NCES district ID: 4702130
• Math proficiency: 46% ▼ -14.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $37,514
• Composite: 38.69/100
• National rank: #4143
• State rank: #9 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

• Census place: Johnson City, TN
• County: Washington County · 129,006 people
• City population: 99,926
• Metro: Johnson City, TN
• Population (ZIP): 39,097
• Household income: $52,345
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 2254.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 132,816 people
• By 2030: 135,823 · +2.3%
• By 2040: 140,897 · +6.1%
• By 2050: 145,073 · +9.2%
• By 2075: 156,386 · +17.7%
• By 2100: 159,893 · +20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Black 6% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Serbian 3% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+39.5) · D 29.6% · R 69.1% · Other 1.3%
• 2008→2024 swing: -6.0pp toward R · 2008: -33.5pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+36.2 2016: R+42.9 2012: R+38.5 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.73%
• Current HPI: 277.1137
• Rent YoY: ▲ 1.51%
• Metro: Johnson City, 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

+0.0% since first listed

2 events — show timeline

• 2026-06-16 Sold (MLS) $1,600 TVRMLS
• 2026-05-07 Listed $1,600 TVRMLS