117 Ridge St · Surgoinsville, TN 37873

$239,900

5 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 21 Days on market

Built 1946 0.53 ac lot

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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 +22.7/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This home offers an amazing value. The entire HVAC system is brand new including the ductwork and it comes with a 10 year transferable warranty. The metal roof is also only about 10 years old. All the windows have been updated to double pane, replacement style windows that offer better function and thermal efficiency. There are 5 bedrooms and 2 full baths on the main level including a master suite with a private bath. There is also a full basement that features a drive under garage with remote controlled entry. The large driveway offers plenty of parking. The property also features a very nice, large backyard.

Key facts

• York heat pump
• Metal roof
• New flooring

Tags

• ONE LEVEL LIVING
• QUIET NEIGHBORHOOD
• DEAD END STREET
• NEW FLOORING
• YORK HEAT PUMP
• METAL ROOF

Property features AI

Finance

• HOA & community: Community features include airport/runway access and fishing

Exterior

• Parking: Driveway; Asphalt driveway; 1-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family house; One level; Facing not specified
• Construction: Aluminum siding; Block foundation; Metal roof; Built on full basement with interior entry and walk-out access (block/concrete)
• Exterior features: Deck; Storm door(s); Has view; Level lot

Interior

• Kitchen: Refrigerator
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Baseboard heating; Central air conditioning
• Interior features: Entrance foyer; Insulated windows; Wood-burning stove fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/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 $235k (2.0% below list).
• Recommended offer: $235k (2.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#270 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B; Watch: amenities F, commute F, employment D-.
• Hawkins County (rural): math 23% / reading 26% proficiency, ranked #93 of 139 in TN (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Surgoinsville Elementary (math 27% / reading 37%, grade F, #369 of 952 statewide, top 42%, 328 students, 0% FRL); Surgoinsville Middle School (math 31% / reading 29%, grade F, #98 of 333 statewide, top 32%, 255 students, 0% FRL); Volunteer High School (math 19% / reading 37%, grade F, #101 of 332 statewide, top 30%, 1,045 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 26 active listings in the ZIP; 151 units permitted in Hawkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $13k appreciation (5.3% local appreciation)).
• Hawkins County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $187k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,146 (2.0% below list)

Questions for the listing agent

1. Built in 1946 — 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 F-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: 0.98% ✗
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.28×
• Total profit: $86,304
• Equity at exit: $141,103

10-year hold

• IRR: 19.6%
• Equity multiple: 4.51×
• Total profit: $235,887
• Equity at exit: $247,898

Cash invested: $67,172 (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 37873

• Home prices YoY: 1.6%
• Active inventory: 26
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,351 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $412

Break-even live

Break-even rent $1,830

Max offer price $239,900

Occupancy floor 77%

Sensitivity live

Price	-10% $548	-5% $480	+0% $412	+5% $344	+10% $277
Rent	-10% $227	-5% $319	+0% $412	+5% $505	+10% $598
Rate	-1.0pp $533	-0.5pp $473	base $412	+0.5pp $350	+1.0pp $287

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $239,900 Active 21 DOM
2. 2026-06-18
   days on market $239,900 Active 20 DOM
3. 2026-06-17
   days on market $239,900 Active 19 DOM
4. 2026-06-16
   days on market $239,900 Active 18 DOM
5. 2026-06-15
   price $239,900 Active 17 DOM
6. 2026-06-15
   days on market $245,000 Active 17 DOM
7. 2026-06-14
   days on market $245,000 Active 15 DOM
8. 2026-06-13
   days on market $245,000 Active 14 DOM
9. 2026-06-10
   pricedays on market $245,000 Active 12 DOM
10. 2026-06-09
    days on market $250,000 Active 11 DOM
11. 2026-06-08
    days on market $250,000 Active 10 DOM
12. 2026-06-07
    days on market $250,000 Active 9 DOM
13. 2026-06-05
    pricedays on market $250,000 Active 6 DOM
14. 2026-06-02
    days on market $260,000 Active 4 DOM
15. 2026-06-01
    days on market $260,000 Active 3 DOM
16. 2026-05-31
    days on market $260,000 Active 2 DOM
17. 2026-05-29
    listed $260,000 Active
18. 2024-05-30
    soldstatus $187,000
19. 2024-05-13
    soldstatus $187,000 Closed 617-char remark

    Show marketing remark (617 chars)

    This home offers an amazing value. The entire HVAC system is brand new including the ductwork and it comes with a 10 year transferable warranty. The metal roof is also only about 10 years old. All the windows have been updated to double pane, replacement style windows that offer better function and thermal efficiency. There are 5 bedrooms and 2 full baths on the main level including a master suite with a private bath. There is also a full basement that features a drive under garage with remote controlled entry. The large driveway offers plenty of parking. The property also features a very nice, large backyard.

20. 2024-04-20
    historical Active Under Contract 617-char remark

    Show marketing remark (617 chars)

    This home offers an amazing value. The entire HVAC system is brand new including the ductwork and it comes with a 10 year transferable warranty. The metal roof is also only about 10 years old. All the windows have been updated to double pane, replacement style windows that offer better function and thermal efficiency. There are 5 bedrooms and 2 full baths on the main level including a master suite with a private bath. There is also a full basement that features a drive under garage with remote controlled entry. The large driveway offers plenty of parking. The property also features a very nice, large backyard.

21. 2024-04-20
    status Pending 617-char remark

    Show marketing remark (617 chars)

    This home offers an amazing value. The entire HVAC system is brand new including the ductwork and it comes with a 10 year transferable warranty. The metal roof is also only about 10 years old. All the windows have been updated to double pane, replacement style windows that offer better function and thermal efficiency. There are 5 bedrooms and 2 full baths on the main level including a master suite with a private bath. There is also a full basement that features a drive under garage with remote controlled entry. The large driveway offers plenty of parking. The property also features a very nice, large backyard.

22. 2024-04-19
    listed $185,000 Active 617-char remark

    Show marketing remark (617 chars)

    This home offers an amazing value. The entire HVAC system is brand new including the ductwork and it comes with a 10 year transferable warranty. The metal roof is also only about 10 years old. All the windows have been updated to double pane, replacement style windows that offer better function and thermal efficiency. There are 5 bedrooms and 2 full baths on the main level including a master suite with a private bath. There is also a full basement that features a drive under garage with remote controlled entry. The large driveway offers plenty of parking. The property also features a very nice, large backyard.

ⓘ 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: $1,048 · $87/mo
• Projected year-2 tax: $1,703 · $142/mo
• Expected delta: +$655/yr (+$55/mo · 62.5%)

ⓘ 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 5/10 Major
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,218
• − Mortgage interest: −$13,438
• − Property taxes: −$1,048
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,257
• − Management: −$2,257
• − Depreciation: −$6,979
• Taxable income: $1,038
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $4,699/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: Hawkins County
• NCES district ID: 4701740
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $37,555
• Composite: 20.45/100
• National rank: #8581
• State rank: #93 of 139 in TN

Livability — Surgoinsville

• Score: 60/100
• State rank: #270
• US rank: #19003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Surgoinsville, TN
• Population (ZIP): 4,446

Population outlook (Hawkins County) Hauer SSP2

• Today (2025): 55,226 people
• By 2030: 53,784 · -2.6%
• By 2040: 50,015 · -9.4%
• By 2050: 45,682 · -17.3%
• By 2075: 36,211 · -34.4%
• By 2100: 26,536 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hawkins

• 2024 margin: Solid R (+68.8) · D 15.2% · R 84.0%
• 2008→2024 swing: -26.9pp toward R · 2008: -42.0pp · 2024: -68.8pp
• All cycles: 2024: R+68.8 2020: R+65.8 2016: R+63.4 2012: R+47.0 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.35%
• Current HPI: 345.0544
• 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

+40.5% since first listed

6 events — show timeline

• 2026-05-29 Listed $260,000 TVRMLS
• 2024-05-30 Sold (Public Records) $187,000 Public Records
• 2024-05-13 Sold (MLS) $187,000 TVRMLS
• 2024-04-20 Contingent — TVRMLS
• 2024-04-20 Pending — TVRMLS
• 2024-04-19 Listed $185,000 TVRMLS

Property tax history

+2.6%/yr

Latest (2025): $1,048 · +2.7% YoY. Source: county tax records.