1214 Independence Ave · Mount Carmel, TN 37645

$215,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 79 Days on market

Built 2001 1.00 ac lot $160/sqft · at area comps Est $268k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.4/30.0
• Livability +3.2/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to your private retreat in Mount Carmel, perfectly situated on approximately one acre of land and designed for comfortable, everyday living. Offering 3-bedroom and 2-baths, this home offers the convenience of main-level living, featuring a spacious primary suite with en-suite bath, along with the kitchen, living room, and laundry all located on the main floor for ease and functionality. Upstairs, you'll find two generously sized bedrooms and a full bathroom, creating the ideal layout for guests, family members, or a home office setup with added privacy. Step outside and enjoy everything this property has to offer. Just off the kitchen, a rear porch provides easy access to the fenced-in backyard--perfect for pets, play, or relaxing mornings with coffee. The front deck, accessible from the main living area, offers beautiful views of the surrounding landscape and serves as a great space for entertaining or unwinding at the end of the day. With a peaceful setting, functional layout, and plenty of outdoor space, this home is ready for its next owner to make it their own. Property is being sold AS-IS. All information is deemed reliable but not guaranteed. Buyer and buyer's agent to verify all information.

Key facts

• 1 acre lot
• Garage
• Built 2001

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (30.2% below list).
• Recommended offer: $150k (30.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.2% in Mount Carmel — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#140 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools 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.
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 151 units permitted in Hawkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 79 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $70k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $118k; list at $215k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000 (30.2% 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 79 days. Have you received any prior offers? Is the seller open to a 30% 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. 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 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: 0.70% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.04%
• DSCR: 0.86
• GRM: 11.9

CMA / ARV

• ARV (median comp): $267,608
• List price: $215,000
• Delta: -19.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 Independence Ave	0.23mi	3/2.0	1,316 (-2%)	7mo	$247,500	$188	80
1449 Independence Ave	0.60mi	3/2.0	1,295 (-4%)	2mo	$234,000	$181	64
905 Independence Ave	0.61mi	3/2.0	1,530 (+14%)	19mo	$260,000	$170	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.26×
• Total profit: $-44,614
• Equity at exit: $32,057

10-year hold

• IRR: -15.1%
• Equity multiple: 0.14×
• Total profit: $-51,626
• Equity at exit: $18,589

Cash invested: $60,200 (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 37645

• Home prices YoY: -7.3%
• Active inventory: 39
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$120 /mo · $1,444/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-152

Break-even live

Break-even rent $1,693

Max offer price $188,078

Occupancy floor —

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5524 Carters Valley Rd Unit A Mount Carmel, TN	2.0	2.5	1116	$1,500	$1.34	43d	1	1.03mi

Listing history 27 events

1. 2026-06-19
   days on market $215,000 Active 79 DOM
2. 2026-06-18
   days on market $215,000 Active 78 DOM
3. 2026-06-17
   days on market $215,000 Active 77 DOM
4. 2026-06-16
   days on market $215,000 Active 76 DOM
5. 2026-06-15
   pricedays on market $215,000 Active 75 DOM
6. 2026-06-14
   days on market $229,750 Active 73 DOM
7. 2026-06-13
   days on market $229,750 Active 72 DOM
8. 2026-06-10
   days on market $229,750 Active 70 DOM
9. 2026-06-09
   days on market $229,750 Active 69 DOM
10. 2026-06-08
    days on market $229,750 Active 68 DOM
11. 2026-06-07
    days on market $229,750 Active 67 DOM
12. 2026-06-05
    days on market $229,750 Active 64 DOM
13. 2026-06-02
    days on market $229,750 Active 62 DOM
14. 2026-06-01
    days on market $229,750 Active 61 DOM
15. 2026-05-31
    days on market $229,750 Active 60 DOM
16. 2026-05-30
    days on market $229,750 Active 59 DOM
17. 2026-05-11
    price $229,750 1231-char remark

    Show marketing remark (1231 chars)

    Welcome home to your private retreat in Mount Carmel, perfectly situated on approximately one acre of land and designed for comfortable, everyday living. Offering 3-bedroom and 2-baths, this home offers the convenience of main-level living, featuring a spacious primary suite with en-suite bath, along with the kitchen, living room, and laundry all located on the main floor for ease and functionality. Upstairs, you'll find two generously sized bedrooms and a full bathroom, creating the ideal layout for guests, family members, or a home office setup with added privacy. Step outside and enjoy everything this property has to offer. Just off the kitchen, a rear porch provides easy access to the fenced-in backyard--perfect for pets, play, or relaxing mornings with coffee. The front deck, accessible from the main living area, offers beautiful views of the surrounding landscape and serves as a great space for entertaining or unwinding at the end of the day. With a peaceful setting, functional layout, and plenty of outdoor space, this home is ready for its next owner to make it their own. Property is being sold AS-IS. All information is deemed reliable but not guaranteed. Buyer and buyer's agent to verify all information.

18. 2026-05-04
    price $239,000 1231-char remark

    Show marketing remark (1231 chars)

    Welcome home to your private retreat in Mount Carmel, perfectly situated on approximately one acre of land and designed for comfortable, everyday living. Offering 3-bedroom and 2-baths, this home offers the convenience of main-level living, featuring a spacious primary suite with en-suite bath, along with the kitchen, living room, and laundry all located on the main floor for ease and functionality. Upstairs, you'll find two generously sized bedrooms and a full bathroom, creating the ideal layout for guests, family members, or a home office setup with added privacy. Step outside and enjoy everything this property has to offer. Just off the kitchen, a rear porch provides easy access to the fenced-in backyard--perfect for pets, play, or relaxing mornings with coffee. The front deck, accessible from the main living area, offers beautiful views of the surrounding landscape and serves as a great space for entertaining or unwinding at the end of the day. With a peaceful setting, functional layout, and plenty of outdoor space, this home is ready for its next owner to make it their own. Property is being sold AS-IS. All information is deemed reliable but not guaranteed. Buyer and buyer's agent to verify all information.

19. 2026-04-24
    price $243,000 1231-char remark

    Show marketing remark (1231 chars)

    Welcome home to your private retreat in Mount Carmel, perfectly situated on approximately one acre of land and designed for comfortable, everyday living. Offering 3-bedroom and 2-baths, this home offers the convenience of main-level living, featuring a spacious primary suite with en-suite bath, along with the kitchen, living room, and laundry all located on the main floor for ease and functionality. Upstairs, you'll find two generously sized bedrooms and a full bathroom, creating the ideal layout for guests, family members, or a home office setup with added privacy. Step outside and enjoy everything this property has to offer. Just off the kitchen, a rear porch provides easy access to the fenced-in backyard--perfect for pets, play, or relaxing mornings with coffee. The front deck, accessible from the main living area, offers beautiful views of the surrounding landscape and serves as a great space for entertaining or unwinding at the end of the day. With a peaceful setting, functional layout, and plenty of outdoor space, this home is ready for its next owner to make it their own. Property is being sold AS-IS. All information is deemed reliable but not guaranteed. Buyer and buyer's agent to verify all information.

20. 2026-04-20
    price $250,000 1231-char remark

    Show marketing remark (1231 chars)

    Welcome home to your private retreat in Mount Carmel, perfectly situated on approximately one acre of land and designed for comfortable, everyday living. Offering 3-bedroom and 2-baths, this home offers the convenience of main-level living, featuring a spacious primary suite with en-suite bath, along with the kitchen, living room, and laundry all located on the main floor for ease and functionality. Upstairs, you'll find two generously sized bedrooms and a full bathroom, creating the ideal layout for guests, family members, or a home office setup with added privacy. Step outside and enjoy everything this property has to offer. Just off the kitchen, a rear porch provides easy access to the fenced-in backyard--perfect for pets, play, or relaxing mornings with coffee. The front deck, accessible from the main living area, offers beautiful views of the surrounding landscape and serves as a great space for entertaining or unwinding at the end of the day. With a peaceful setting, functional layout, and plenty of outdoor space, this home is ready for its next owner to make it their own. Property is being sold AS-IS. All information is deemed reliable but not guaranteed. Buyer and buyer's agent to verify all information.

21. 2026-04-13
    price $255,000 1231-char remark

    Show marketing remark (1231 chars)

    Welcome home to your private retreat in Mount Carmel, perfectly situated on approximately one acre of land and designed for comfortable, everyday living. Offering 3-bedroom and 2-baths, this home offers the convenience of main-level living, featuring a spacious primary suite with en-suite bath, along with the kitchen, living room, and laundry all located on the main floor for ease and functionality. Upstairs, you'll find two generously sized bedrooms and a full bathroom, creating the ideal layout for guests, family members, or a home office setup with added privacy. Step outside and enjoy everything this property has to offer. Just off the kitchen, a rear porch provides easy access to the fenced-in backyard--perfect for pets, play, or relaxing mornings with coffee. The front deck, accessible from the main living area, offers beautiful views of the surrounding landscape and serves as a great space for entertaining or unwinding at the end of the day. With a peaceful setting, functional layout, and plenty of outdoor space, this home is ready for its next owner to make it their own. Property is being sold AS-IS. All information is deemed reliable but not guaranteed. Buyer and buyer's agent to verify all information.

22. 2026-04-06
    price $275,000 1231-char remark

    Show marketing remark (1231 chars)

    Welcome home to your private retreat in Mount Carmel, perfectly situated on approximately one acre of land and designed for comfortable, everyday living. Offering 3-bedroom and 2-baths, this home offers the convenience of main-level living, featuring a spacious primary suite with en-suite bath, along with the kitchen, living room, and laundry all located on the main floor for ease and functionality. Upstairs, you'll find two generously sized bedrooms and a full bathroom, creating the ideal layout for guests, family members, or a home office setup with added privacy. Step outside and enjoy everything this property has to offer. Just off the kitchen, a rear porch provides easy access to the fenced-in backyard--perfect for pets, play, or relaxing mornings with coffee. The front deck, accessible from the main living area, offers beautiful views of the surrounding landscape and serves as a great space for entertaining or unwinding at the end of the day. With a peaceful setting, functional layout, and plenty of outdoor space, this home is ready for its next owner to make it their own. Property is being sold AS-IS. All information is deemed reliable but not guaranteed. Buyer and buyer's agent to verify all information.

23. 2026-04-01
    listed $285,000 Active 1231-char remark

    Show marketing remark (1231 chars)

    Welcome home to your private retreat in Mount Carmel, perfectly situated on approximately one acre of land and designed for comfortable, everyday living. Offering 3-bedroom and 2-baths, this home offers the convenience of main-level living, featuring a spacious primary suite with en-suite bath, along with the kitchen, living room, and laundry all located on the main floor for ease and functionality. Upstairs, you'll find two generously sized bedrooms and a full bathroom, creating the ideal layout for guests, family members, or a home office setup with added privacy. Step outside and enjoy everything this property has to offer. Just off the kitchen, a rear porch provides easy access to the fenced-in backyard--perfect for pets, play, or relaxing mornings with coffee. The front deck, accessible from the main living area, offers beautiful views of the surrounding landscape and serves as a great space for entertaining or unwinding at the end of the day. With a peaceful setting, functional layout, and plenty of outdoor space, this home is ready for its next owner to make it their own. Property is being sold AS-IS. All information is deemed reliable but not guaranteed. Buyer and buyer's agent to verify all information.

24. 2018-05-03
    soldstatus $117,500
25. 2018-05-02
    soldstatus $117,500 450-char remark

    Show marketing remark (450 chars)

    A very nice 2 story with a full unfinished basement available with 100% financing. Built in 2001, 3 bedrooms, 2 full baths, master and laundry on the main level. This home feature a nice size kitchen with stainless steel appliances and tile floors. Upstairs you will find 2 large oversized bedrooms with a full size bathroom. Enjoy the covered porches and fenced in back yard. Call today for your showing or more information. agents call 800-746-9464

26. 2018-03-03
    listed $117,500 450-char remark

    Show marketing remark (450 chars)

    A very nice 2 story with a full unfinished basement available with 100% financing. Built in 2001, 3 bedrooms, 2 full baths, master and laundry on the main level. This home feature a nice size kitchen with stainless steel appliances and tile floors. Upstairs you will find 2 large oversized bedrooms with a full size bathroom. Enjoy the covered porches and fenced in back yard. Call today for your showing or more information. agents call 800-746-9464

27. 2009-10-05
    soldstatus $97,000

ⓘ 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: $1,444 · $120/mo
• Projected year-2 tax: $1,526 · $127/mo
• Expected delta: +$82/yr (+$7/mo · 5.7%)

ⓘ 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 4/10 Moderate 6 d/yr ≥100°F today · 17 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: $18,000
• − Mortgage interest: −$12,043
• − Property taxes: −$1,444
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$6,255
• Taxable loss: −$5,697
• Est. tax savings @ 24.0%: +$1,367
• After-tax cash flow: $-462/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 — Mount Carmel

• Score: 65/100
• State rank: #140
• US rank: #12696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Carmel, TN
• City population: 5,504
• Population (ZIP): 5,504

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Serbian 4% Slovak 2% Iranian 1%
• Foreign-born: 0%

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: ▼ -26.04%
• Current HPI: 329.6095
• 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

+136.9% since first listed

11 events — show timeline

• 2026-05-11 Price Changed $229,750 TVRMLS
• 2026-05-04 Price Changed $239,000 TVRMLS
• 2026-04-24 Price Changed $243,000 TVRMLS
• 2026-04-20 Price Changed $250,000 TVRMLS
• 2026-04-13 Price Changed $255,000 TVRMLS
• 2026-04-06 Price Changed $275,000 TVRMLS
• 2026-04-01 Listed $285,000 TVRMLS
• 2018-05-03 Sold (Public Records) $117,500 Public Records
• 2018-05-02 Sold (MLS) $117,500 TVRMLS
• 2018-03-03 Listed $117,500 TVRMLS
• 2009-10-05 Sold (Public Records) $97,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,444 · +0.0% YoY. Source: county tax records.