119 Hillside Dr · Central, TN 37601

$99,999

3 bd · 1.0 ba · 1,158 sqft · SingleFamily public records · 178 Days on market

Built 1935 0.42 ac lot Est $137k · 27% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Rent growth +3.7/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

This is a 3 bedroom 1 bath house, It has a kitchen, dining room, office and living room and 1 Full bath. Laundry room. New roof , heat pump, water heater and flooring. This would make a great 1st time home buyer or an investment property. These are being sold ''AS IS'' Check it out today. . (All information is deemed reliable but not guaranteed Buyer/Buyers agent must verify information taken by tax records. ) As Is. Come check out this home today.

Key facts

• Office
• Kitchen
• Laundry room

Tags

• KITCHEN
• DINING ROOM
• OFFICE
• LIVING ROOM
• LAUNDRY ROOM
• NEW ROOF

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank; Electricity connected
• Home design: Single-family house; One level; Updated/remodeled; Residential zoning (R)
• Construction: Vinyl siding; Block foundation; Shingle roof; Built as a house
• Exterior features: Covered patio/porch; Outbuilding; Level topography

Interior

• Kitchen: Electric range; Refrigerator; Laminate counters
• Bedrooms: Total rooms: 6
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Laminate counters; Insulated windows; Electric range; Refrigerator
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $542 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#362 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: housing C-, amenities F, commute F.
• Carter County (suburban): math 16% / reading 23% proficiency, ranked #119 of 139 in TN (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Central Elementary (math 12% / reading 12%, grade F, #786 of 952 statewide, top 84%, 286 students, 0% FRL); Happy Valley Middle School (math 17% / reading 19%, grade F, #211 of 333 statewide, top 64%, 369 students, 0% FRL); Happy Valley High School (math 8% / reading 32%, grade F, #183 of 332 statewide, top 59%, 446 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.9%/yr); 209 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); 184 units permitted in Carter County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Carter County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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.
7. 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.
8. 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: 1.43% ✓
• Cap rate: 12.79%
• Cash-on-cash: 23.22%
• DSCR: 2.03
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $136,644
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Hillside Dr	0.00mi	3/1.0	1,158 (0%)	0mo	$95,000	$82	100
127 Fleming Rd	0.36mi	3/2.0	1,230 (+6%)	9mo	$145,000	$118	61

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 · 4.88% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 1.75×
• Total profit: $21,014
• Equity at exit: $14,910

10-year hold

• IRR: 27.7%
• Equity multiple: 3.65×
• Total profit: $74,318
• Equity at exit: $8,646

Cash invested: $28,000 (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 37601

• Home prices YoY: -21.4%
• Rents YoY: 4.9%
• Active inventory: 209
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$23 /mo · $276/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $542

Break-even live

Break-even rent $746

Max offer price $99,999

Occupancy floor 57%

Sensitivity live

Price	-10% $598	-5% $570	+0% $542	+5% $513	+10% $485
Rent	-10% $429	-5% $485	+0% $542	+5% $598	+10% $655
Rate	-1.0pp $592	-0.5pp $567	base $542	+0.5pp $516	+1.0pp $489

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1700 Dave Buck Rd Johnson City, TN	2.0–3.0	2.0	1041	$1,470	$1.41	15d	4	1.08mi
1411 Saint Louis St Johnson City, TN	2.0	1.0	1100	$1,125	$1.02	45d	1	1.12mi
1319 Bell Ridge Rd Johnson City, TN	2.0–4.0	2.0	1204	$1,468	$1.22	22d	6	1.22mi

Listing history 19 events

1. 2026-05-09
   status Pending
2. 2026-05-08
   status Active
3. 2026-05-08
   historical
4. 2026-05-06
   status Active
5. 2026-05-05
   historical
6. 2026-04-22
   price $99,999
7. 2026-04-10
   price $115,000
8. 2026-04-01
   price $119,000
9. 2026-03-21
   status Active
10. 2026-03-13
    status Pending
11. 2026-03-09
    status Active
12. 2026-02-11
    status Pending
13. 2025-12-08
    price $119,999
14. 2025-11-21
    price $124,900
15. 2025-11-14
    price $125,000
16. 2025-10-25
    price $129,000
17. 2025-10-08
    listed $130,000 Active
18. 2025-05-09
    soldstatus $83,000
19. 1999-08-10
    soldstatus $28,000

ⓘ 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: $276 · $23/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$434/yr (+$36/mo · 157.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 19 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: $17,176
• − Mortgage interest: −$5,601
• − Property taxes: −$276
• − Insurance: −$500
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$2,909
• Taxable income: $5,141
• Est. tax owed @ 24.0%: −$1,234
• After-tax cash flow: $5,266/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: Carter County
• NCES district ID: 4700510
• Math proficiency: 16% ▼ -19.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $33,744
• Composite: 15.92/100
• National rank: #9253
• State rank: #119 of 139 in TN

Livability — Central

• Score: 55/100
• State rank: #362
• US rank: #23485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central, TN
• County: Washington County · 129,006 people
• Metro: Johnson City, TN
• Population (ZIP): 38,008
• Household income: $50,686
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1464.0

Population outlook (Carter County) Hauer SSP2

• Today (2025): 54,493 people
• By 2030: 52,639 · -3.4%
• By 2040: 47,929 · -12.0%
• By 2050: 42,877 · -21.3%
• By 2075: 31,487 · -42.2%
• By 2100: 21,979 · -59.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 7% Black 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Serbian 3% Slovak 2% Iranian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Arabic 1% Chinese 1%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+63.2) · D 17.9% · R 81.2%
• 2008→2024 swing: -16.1pp toward R · 2008: -47.2pp · 2024: -63.2pp
• All cycles: 2024: R+63.2 2020: R+61.5 2016: R+64.0 2012: R+52.0 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.16%
• Current HPI: 290.506
• Rent YoY: ▲ 4.88%
• 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

+257.1% since first listed

19 events — show timeline

• 2026-05-09 Pending — TVRMLS
• 2026-05-08 Relisted — TVRMLS
• 2026-05-08 Delisted — TVRMLS
• 2026-05-06 Relisted — TVRMLS
• 2026-05-05 Delisted — TVRMLS
• 2026-04-22 Price Changed $99,999 TVRMLS
• 2026-04-10 Price Changed $115,000 TVRMLS
• 2026-04-01 Price Changed $119,000 TVRMLS
• 2026-03-21 Relisted — TVRMLS
• 2026-03-13 Pending — TVRMLS
• 2026-03-09 Relisted — TVRMLS
• 2026-02-11 Pending — TVRMLS
• 2025-12-08 Price Changed $119,999 TVRMLS
• 2025-11-21 Price Changed $124,900 TVRMLS
• 2025-11-14 Price Changed $125,000 TVRMLS
• 2025-10-25 Price Changed $129,000 TVRMLS
• 2025-10-08 Listed $130,000 TVRMLS
• 2025-05-09 Sold (Public Records) $83,000 Public Records
• 1999-08-10 Sold (Public Records) $28,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $276 · +0.0% YoY. Source: county tax records.