1000 Faye St · Kingsport, TN 37660

$285,000

4 bd · 2.0 ba · 1,688 sqft · SingleFamily public records · 215 Days on market

Built 2009 0.38 ac lot Est $275k · at est.

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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 +11.8/30.0
• ARV discount +5.9/15.0
• Rent growth +4.5/5.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Schools +3.0/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-Bedroom Home in a Great Location! Conveniently located near I-26 in a well-maintained neighborhood, this 4-bedroom, 3-bath split-foyer home offers 1,821 sq. ft. of comfortable living space and a full two-car garage. The upper level features a spacious master suite with a private bath and a large walk-in closet—complete with washer and dryer hookups for added convenience. Three additional bedrooms and another full bath provide plenty of space for family or guests. The kitchen boasts a large island, abundant cabinet storage, and ample room for a full-size dining table. Downstairs, you'll find a generous family room or den—perfect for entertaining, relaxing, or creating

Key facts

• Private bath
• Large island
• Large walk in closet

Tags

• PRIVATE BATH
• LARGE WALK IN CLOSET
• WASHER AND DRYER HOOKUPS
• LARGE ISLAND
• ABUNDANT CABINET STORAGE
• GENEROUS FAMILY ROOM

Property features AI

Finance

• HOA & community: Landscaping (association amenity)

Exterior

• Parking: Attached garage; Driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two levels; House
• Construction: Vinyl siding; Block foundation; Built with shingle roof
• Exterior features: Balcony; Dock; Deck; Front porch; Patio; Shingle roof; Level topography

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Carpet; Hardwood
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Heat pump heating; Central air conditioning; Heat pump cooling
• Interior features: Entrance foyer; Open floorplan; Pantry; Soaking tub; Double pane windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Finished and partially finished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-77 ($-924/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (23.9% below list).
• Recommended offer: $217k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 151 units permitted in Hawkins County in 2024 (0 in 5+ unit buildings).
• At $2,167/mo this rent would consume 53% 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 $9k of value loss. Plan a longer hold.
• Hawkins County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $143k; list at $285k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,748 (23.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $275,144
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Ferndale Ln	0.24mi	3/2.0 (-1)	1,685 (-0%)	0mo	$310,000	$184	83
1008 Bryan Ct	0.04mi	3/2.5 (-1)	1,836 (+9%)	9mo	$299,900	$163	69
340 Lewis Ln	0.18mi	3/2.5 (-1)	1,868 (+11%)	3mo	$365,000	$195	64
1033 Bryan Ct	0.11mi	3/3.0 (-1)	1,822 (+8%)	17mo	$295,000	$162	58
3510 Stafford St	0.43mi	4/2.0	1,620 (-4%)	20mo	$180,000	$111	57
4049 Black Oak Dr	0.75mi	3/2.0 (-1)	1,600 (-5%)	22mo	$250,000	$156	33

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: -13.3%
• Equity multiple: 0.50×
• Total profit: $-39,830
• Equity at exit: $42,494

10-year hold

• IRR: 1.5%
• Equity multiple: 1.13×
• Total profit: $10,219
• Equity at exit: $24,642

Cash invested: $79,800 (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: 239
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,167 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$176 /mo · $2,112/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-77

Break-even live

Break-even rent $2,265

Max offer price $271,399

Occupancy floor 99%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1125 Faye St Kingsport, TN	3.0	3.0	1712	$2,400	$1.40	13d	1	0.17mi
1504 Quartz Pl Kingsport, TN	3.0	2.5	1418	$1,859	$1.31	13d	6	0.50mi
432 Cypress St Mount Carmel, TN	3.0	1.0	1152	$1,800	$1.56	13d	1	1.11mi

Listing history 22 events

1. 2026-06-19
   days on market $285,000 Active 215 DOM
2. 2026-06-18
   days on market $285,000 Active 214 DOM
3. 2026-06-17
   days on market $285,000 Active 213 DOM
4. 2026-06-16
   days on market $285,000 Active 212 DOM
5. 2026-06-15
   days on market $285,000 Active 211 DOM
6. 2026-06-14
   days on market $285,000 Active 209 DOM
7. 2026-06-13
   days on market $285,000 Active 208 DOM
8. 2026-06-10
   days on market $285,000 Active 206 DOM
9. 2026-06-09
   days on market $285,000 Active 205 DOM
10. 2026-06-08
    days on market $285,000 Active 204 DOM
11. 2026-06-07
    days on market $285,000 Active 203 DOM
12. 2026-06-05
    days on market $285,000 Active 200 DOM
13. 2026-06-03
    days on market $285,000 Active 199 DOM
14. 2026-06-02
    days on market $285,000 Active 198 DOM
15. 2026-06-01
    days on market $285,000 Active 197 DOM
16. 2026-05-31
    days on market $285,000 Active 196 DOM
17. 2026-05-30
    days on market $285,000 Active 195 DOM
18. 2026-03-14
    price $285,000
19. 2025-11-17
    price $315,000
20. 2025-11-16
    listed $285,000 Active
21. 2010-03-04
    soldstatus $143,000
22. 2001-04-25
    soldstatus $24,100

ⓘ 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: $2,112 · $176/mo
• Projected year-2 tax: $2,112 · $176/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 22 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: $26,010
• − Mortgage interest: −$15,964
• − Property taxes: −$2,112
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,081
• − Management: −$2,081
• − Depreciation: −$8,291
• Taxable loss: −$5,944
• Est. tax savings @ 24.0%: +$1,427
• After-tax cash flow: $503/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 (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 (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 · 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: ▼ -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

+1082.6% since first listed

5 events — show timeline

• 2026-03-14 Price Changed $285,000 TVRMLS
• 2025-11-17 Price Changed $315,000 TVRMLS
• 2025-11-16 Listed $285,000 TVRMLS
• 2010-03-04 Sold (Public Records) $143,000 Public Records
• 2001-04-25 Sold (Public Records) $24,100 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,112 · +10.8% YoY. Source: county tax records.