714 Mapleoak Ln · Kingsport, TN 37660

$360,000

4 bd · 4.0 ba · 2,240 sqft · MultiFamily public records · 38 Days on market

Built 1933

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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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Rent growth +4.5/5.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Completely remodeled 4 unit complex in downtown Kingsport. This building features 4 one bedroom one bathroom units that are all currently rented (outside of one unit being owner occupied). Each unit has its own 12000 BTU 230 Volt (1 ton) mini split for heating and cooling. Units rent for $650 per month as well as a back parking space that the owner rents to a local business for $40 per month. Price reflects the ability to immediately cash flow on this property.

Key facts

• Built 1933
• Listed 38 days

Property features AI

Finance

• Other: Zoning: R4
• Financial info: Four-unit property; Gross income reported: $28,423; Net operating income reported: $19,774; Owner pays trash collection and water; Tenants pay electricity and water

Exterior

• Parking: Parking lot (no covered spaces listed)
• Utilities: Public water; Public sewer; Water available
• Home design: Residential income property; Attached property; Quadruplex; Single-story
• Construction: Vinyl siding; Renovated
• Exterior features: Parking lot

Interior

• Bedrooms: Four 1-bedroom units (one-bedroom units)
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Heating present (other-type system); Wall/window air conditioning units
• Interior features: Accessible approach with ramp
• Laundry & utility: No laundry onsite (none listed)

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $360k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (16.0% below list).
• Recommended offer: $302k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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-, 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: Andrew Johnson Elementary School (math 50% / reading 48%, grade D, #133 of 952 statewide, top 14%, 543 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); 240 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).
• At $3,023/mo this rent would consume 74% of the median local household income ($49k/yr) (locally 1384% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago 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 $294k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $302,300 (16.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 16% 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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.95% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.66×
• Total profit: $-34,442
• Equity at exit: $53,677

10-year hold

• IRR: 5.8%
• Equity multiple: 1.52×
• Total profit: $52,032
• Equity at exit: $31,126

Cash invested: $100,800 (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: 240
• Price-to-rent: 19.8×

Monthly cashflow live

• Estimated rent: $3,023 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$222 /mo · $2,662/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $128

Break-even live

Break-even rent $2,860

Max offer price $360,000

Occupancy floor 91%

Sensitivity live

Price	-10% $332	-5% $230	+0% $128	+5% $27	+10% $-75
Rent	-10% $-110	-5% $9	+0% $128	+5% $248	+10% $367
Rate	-1.0pp $310	-0.5pp $220	base $128	+0.5pp $35	+1.0pp $-60

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,022
Total (2 units)			$3,023

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1437 Valley St Kingsport, TN	4.0	3.0	2552	$2,300	$0.90	23d	1	0.50mi
109 W Wanola Ave Kingsport, TN	3.0	2.0	1600	$2,300	$1.44	15d	1	0.58mi
206 Hammond Ave Kingsport, TN	3.0	1.0	1696	$1,525	$0.90	23d	1	0.88mi

Listing history 33 events

1. 2026-06-21
   days on market $360,000 Active 38 DOM
2. 2026-06-19
   days on market $360,000 Active 36 DOM
3. 2026-06-18
   days on market $360,000 Active 35 DOM
4. 2026-06-17
   days on market $360,000 Active 34 DOM
5. 2026-06-16
   days on market $360,000 Active 33 DOM
6. 2026-06-15
   days on market $360,000 Active 32 DOM
7. 2026-06-14
   days on market $360,000 Active 30 DOM
8. 2026-06-13
   days on market $360,000 Active 29 DOM
9. 2026-06-10
   days on market $360,000 Active 27 DOM
10. 2026-06-09
    days on market $360,000 Active 26 DOM
11. 2026-06-08
    days on market $360,000 Active 25 DOM
12. 2026-06-07
    days on market $360,000 Active 24 DOM
13. 2026-06-05
    days on market $360,000 Active 21 DOM
14. 2026-06-03
    days on market $360,000 Active 20 DOM
15. 2026-06-02
    days on market $360,000 Active 19 DOM
16. 2026-06-01
    days on market $360,000 Active 18 DOM
17. 2026-05-31
    days on market $360,000 Active 17 DOM
18. 2026-05-30
    days on market $360,000 Active 16 DOM
19. 2026-05-13
    listed $360,000 Active
20. 2022-10-03
    soldstatus $294,000
21. 2022-09-30
    soldstatus $294,000 465-char remark

    Show marketing remark (465 chars)

    Completely remodeled 4 unit complex in downtown Kingsport. This building features 4 one bedroom one bathroom units that are all currently rented (outside of one unit being owner occupied). Each unit has its own 12000 BTU 230 Volt (1 ton) mini split for heating and cooling. Units rent for $650 per month as well as a back parking space that the owner rents to a local business for $40 per month. Price reflects the ability to immediately cash flow on this property.

22. 2022-07-04
    listed $300,000 465-char remark

    Show marketing remark (465 chars)

    Completely remodeled 4 unit complex in downtown Kingsport. This building features 4 one bedroom one bathroom units that are all currently rented (outside of one unit being owner occupied). Each unit has its own 12000 BTU 230 Volt (1 ton) mini split for heating and cooling. Units rent for $650 per month as well as a back parking space that the owner rents to a local business for $40 per month. Price reflects the ability to immediately cash flow on this property.

23. 2021-07-01
    soldstatus $250,000
24. 2021-06-25
    soldstatus $250,000 849-char remark

    Show marketing remark (849 chars)

    Here is a great opportunity to purchase a 4 unit complex in Downtown Kingsport that is completely remodeled and ready for tenants. The rental inventory is down just as much as the listing inventory so these will rent fast! A Local Property manager believes he could get at least $650/per unit to bring a monthly income to $2600. Updates Include: new roof, new flooring, new refrigerators, countertops, showers, toilets, sinks, hot water heaters, light fixtures, fresh paint, new interior and exterior doors, electrical and plumbing +more! Each unit has 12000 BTU 230 Volt (1 ton) Mini split for heat and air which will pass for permanent heat for a conventional loan if needed. There is street parking on the front however with access to the back there is a gravel parking lot for plenty of vehicles. Don't let this great opportunity pass you by!

25. 2021-04-29
    listed $300,000 849-char remark

    Show marketing remark (849 chars)

    Here is a great opportunity to purchase a 4 unit complex in Downtown Kingsport that is completely remodeled and ready for tenants. The rental inventory is down just as much as the listing inventory so these will rent fast! A Local Property manager believes he could get at least $650/per unit to bring a monthly income to $2600. Updates Include: new roof, new flooring, new refrigerators, countertops, showers, toilets, sinks, hot water heaters, light fixtures, fresh paint, new interior and exterior doors, electrical and plumbing +more! Each unit has 12000 BTU 230 Volt (1 ton) Mini split for heat and air which will pass for permanent heat for a conventional loan if needed. There is street parking on the front however with access to the back there is a gravel parking lot for plenty of vehicles. Don't let this great opportunity pass you by!

26. 2020-04-14
    soldstatus $87,500
27. 2020-04-13
    soldstatus $87,500
28. 2019-11-07
    listed $99,900
29. 2008-12-08
    soldstatus $67,900
30. 2006-10-20
    soldstatus $95,000
31. 2004-02-23
    soldstatus $100,000
32. 1994-06-09
    soldstatus $25,000
33. 1989-10-12
    soldstatus $22,500

ⓘ 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: $2,662 · $222/mo
• Projected year-2 tax: $2,662 · $222/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 21 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: $36,276
• − Mortgage interest: −$20,166
• − Property taxes: −$2,662
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,902
• − Management: −$2,902
• − Depreciation: −$10,473
• Taxable loss: −$4,629
• Est. tax savings @ 24.0%: +$1,111
• After-tax cash flow: $2,652/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

+1500.0% since first listed

15 events — show timeline

• 2026-05-13 Listed $360,000 REALTRACS as Distributed by MLS Grid
• 2022-10-03 Sold (Public Records) $294,000 Public Records
• 2022-09-30 Sold (MLS) $294,000 TVRMLS
• 2022-07-04 Listed $300,000 TVRMLS
• 2021-07-01 Sold (Public Records) $250,000 Public Records
• 2021-06-25 Sold (MLS) $250,000 TVRMLS
• 2021-04-29 Listed $300,000 TVRMLS
• 2020-04-14 Sold (Public Records) $87,500 Public Records
• 2020-04-13 Sold (MLS) $87,500 TVRMLS
• 2019-11-07 Listed $99,900 TVRMLS
• 2008-12-08 Sold (Public Records) $67,900 Public Records
• 2006-10-20 Sold (Public Records) $95,000 Public Records
• 2004-02-23 Sold (Public Records) $100,000 Public Records
• 1994-06-09 Sold (Public Records) $25,000 Public Records
• 1989-10-12 Sold (Public Records) $22,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,662 · +71.6% YoY. Source: county tax records.