128 Bettis Ln · Kingston, TN 37763

$259,900

3 bd · 1.0 ba · 1,525 sqft · SingleFamily public records · 43 Days on market

Built 1966 0.45 ac lot $170/sqft · at area comps Est $266k · 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 +20.1/30.0
• ARV discount +8.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow! Located in the heart of Kingston with a Kitchen straight out of a magazine! -open concept, nice outdoor area, large 2 car garage and a brand new roof! Call this one home today - Beautifully renovated home with too many new items to list!

Key facts

• 0.45 acre lot
• Garage
• Built 1966

Property features AI

Exterior

• Parking: Off-street parking; Attached garage on main level
• Utilities: Public sewer
• Home design: Single-family home (not attached)
• Construction: Brick and frame construction; Other construction materials
• Exterior features: Rolling slope lot

Interior

• Kitchen: Microwave
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump and electric heating; Central cooling
• Interior features: Breakfast bar; Eat-in kitchen; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/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 $240k (7.7% below list).
• Recommended offer: $240k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 2.8% in Kingston — 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 63/100 on livability (#205 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Roane County (town): math 30% / reading 29% proficiency, ranked #64 of 139 in TN (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 151 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 229 units permitted in Roane County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Roane County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 6y 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 $190k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,000 (7.7% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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?
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: 0.92% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (median comp): $266,005
• List price: $259,900
• Delta: -2.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1225 Timber Ln	0.48mi	3/1.5	1,518 (-0%)	7mo	$268,000	$177	69
902 Valley Rd	0.11mi	3/2.0	1,352 (-11%)	7mo	$273,000	$202	66
678 Peachtree Ln	0.18mi	3/1.0	1,620 (+6%)	18mo	$209,000	$129	66
904 Valley Rd	0.09mi	3/2.0	1,408 (-8%)	16mo	$290,000	$206	66
511 Patton Ferry Rd	0.36mi	2/1.5 (-1)	1,405 (-8%)	2mo	$155,900	$111	61
1190 Circle Dr	0.42mi	3/2.0	1,632 (+7%)	5mo	$195,000	$119	60
607 Peachtree Rd	0.26mi	3/1.5	1,344 (-12%)	10mo	$279,900	$208	58
821 Rosedale Ave	0.73mi	3/1.0	1,500 (-2%)	18mo	$295,000	$197	48
813 Sargent Dr	0.27mi	2/2.0 (-1)	1,736 (+14%)	18mo	$285,000	$164	41
452 Davis Dr	0.54mi	2/2.0 (-1)	1,700 (+12%)	22mo	$224,900	$132	28

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-21,527
• Equity at exit: $38,752

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $7,481
• Equity at exit: $22,471

Cash invested: $72,772 (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 37763

• Home prices YoY: -30.8%
• Active inventory: 151
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$100 /mo · $1,199/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $325

Break-even live

Break-even rent $1,989

Max offer price $259,900

Occupancy floor 81%

Sensitivity live

Price	-10% $472	-5% $398	+0% $325	+5% $251	+10% $178
Rent	-10% $135	-5% $230	+0% $325	+5% $420	+10% $514
Rate	-1.0pp $456	-0.5pp $391	base $325	+0.5pp $258	+1.0pp $189

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 W Cumberland St Kingston, TN	2.0	1.0	1094	$2,400	$2.19	44d	1	0.77mi
203 W Cumberland St Kingston, TN	2.0	1.0	1094	$2,400	$2.19	22d	1	0.77mi

Listing history 44 events

1. 2026-06-18
   days on market $259,900 Active 43 DOM
2. 2026-06-17
   days on market $259,900 Active 42 DOM
3. 2026-06-16
   days on market $259,900 Active 41 DOM
4. 2026-06-15
   days on market $259,900 Active 40 DOM
5. 2026-06-14
   days on market $259,900 Active 38 DOM
6. 2026-06-13
   days on market $259,900 Active 37 DOM
7. 2026-06-10
   days on market $259,900 Active 35 DOM
8. 2026-06-09
   days on market $259,900 Active 34 DOM
9. 2026-06-08
   days on market $259,900 Active 33 DOM
10. 2026-06-07
    days on market $259,900 Active 32 DOM
11. 2026-06-03
    days on market $259,900 Active 28 DOM
12. 2026-06-02
    days on market $259,900 Active 27 DOM
13. 2026-06-01
    days on market $259,900 Active 26 DOM
14. 2026-05-31
    days on market $259,900 Active 25 DOM
15. 2026-05-31
    days on market $259,900 Active 24 DOM
16. 2026-05-06
    listed $259,900 Active 623-char remark
17. 2026-02-28
    historical
18. 2026-01-12
    price $269,000
19. 2025-09-25
    price $284,900
20. 2025-08-28
    listed $299,900 Active
21. 2021-04-08
    soldstatus $190,000
22. 2021-03-26
    soldstatus $190,000 Closed

    Show marketing remark (246 chars)

    Wow! Located in the heart of Kingston with a Kitchen straight out of a magazine! -open concept, nice outdoor area, large 2 car garage and a brand new roof! Call this one home today - Beautifully renovated home with too many new items to list!

23. 2021-03-26
    soldstatus $190,000

    Show marketing remark (246 chars)

    Wow! Located in the heart of Kingston with a Kitchen straight out of a magazine! -open concept, nice outdoor area, large 2 car garage and a brand new roof! Call this one home today - Beautifully renovated home with too many new items to list!

24. 2021-02-24
    status Pending

    Show marketing remark (246 chars)

    Wow! Located in the heart of Kingston with a Kitchen straight out of a magazine! -open concept, nice outdoor area, large 2 car garage and a brand new roof! Call this one home today - Beautifully renovated home with too many new items to list!

25. 2021-02-19
    status Active

    Show marketing remark (246 chars)

    Wow! Located in the heart of Kingston with a Kitchen straight out of a magazine! -open concept, nice outdoor area, large 2 car garage and a brand new roof! Call this one home today - Beautifully renovated home with too many new items to list!

26. 2021-02-07
    historical Pending - Continue to Show - Inspection

    Show marketing remark (246 chars)

    Wow! Located in the heart of Kingston with a Kitchen straight out of a magazine! -open concept, nice outdoor area, large 2 car garage and a brand new roof! Call this one home today - Beautifully renovated home with too many new items to list!

27. 2021-01-17
    status Active

    Show marketing remark (246 chars)

    Wow! Located in the heart of Kingston with a Kitchen straight out of a magazine! -open concept, nice outdoor area, large 2 car garage and a brand new roof! Call this one home today - Beautifully renovated home with too many new items to list!

28. 2021-01-10
    historical Pending - Continue to Show - Inspection

    Show marketing remark (246 chars)

    Wow! Located in the heart of Kingston with a Kitchen straight out of a magazine! -open concept, nice outdoor area, large 2 car garage and a brand new roof! Call this one home today - Beautifully renovated home with too many new items to list!

29. 2021-01-02
    status Active

    Show marketing remark (246 chars)

    Wow! Located in the heart of Kingston with a Kitchen straight out of a magazine! -open concept, nice outdoor area, large 2 car garage and a brand new roof! Call this one home today - Beautifully renovated home with too many new items to list!

30. 2020-12-18
    status Active

    Show marketing remark (246 chars)

    Wow! Located in the heart of Kingston with a Kitchen straight out of a magazine! -open concept, nice outdoor area, large 2 car garage and a brand new roof! Call this one home today - Beautifully renovated home with too many new items to list!

31. 2020-12-11
    historical Pending - Continue to Show

    Show marketing remark (246 chars)

    Wow! Located in the heart of Kingston with a Kitchen straight out of a magazine! -open concept, nice outdoor area, large 2 car garage and a brand new roof! Call this one home today - Beautifully renovated home with too many new items to list!

32. 2020-12-04
    price $189,900

    Show marketing remark (246 chars)

    Wow! Located in the heart of Kingston with a Kitchen straight out of a magazine! -open concept, nice outdoor area, large 2 car garage and a brand new roof! Call this one home today - Beautifully renovated home with too many new items to list!

33. 2020-11-29
    price $199,000

    Show marketing remark (246 chars)

    Wow! Located in the heart of Kingston with a Kitchen straight out of a magazine! -open concept, nice outdoor area, large 2 car garage and a brand new roof! Call this one home today - Beautifully renovated home with too many new items to list!

34. 2020-11-29
    price $209,000

    Show marketing remark (246 chars)

    Wow! Located in the heart of Kingston with a Kitchen straight out of a magazine! -open concept, nice outdoor area, large 2 car garage and a brand new roof! Call this one home today - Beautifully renovated home with too many new items to list!

35. 2020-11-20
    listed $219,000 Active

    Show marketing remark (246 chars)

    Wow! Located in the heart of Kingston with a Kitchen straight out of a magazine! -open concept, nice outdoor area, large 2 car garage and a brand new roof! Call this one home today - Beautifully renovated home with too many new items to list!

36. 2020-09-23
    soldstatus $90,000
37. 2020-09-18
    soldstatus $90,000 Closed
38. 2020-09-18
    soldstatus $90,000
39. 2020-08-23
    status Active
40. 2020-08-09
    historical Pending - Continue to Show - Inspection
41. 2020-08-07
    listed $105,000 Active
42. 2001-11-02
    soldstatus $79,000
43. 2001-11-02
    soldstatus $79,000
44. 1998-02-27
    soldstatus $68,000

ⓘ 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: $1,199 · $100/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$646/yr (+$54/mo · 53.9%)

ⓘ 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 ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,800
• − Mortgage interest: −$14,558
• − Property taxes: −$1,199
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$7,561
• Taxable loss: −$426
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $4,000/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: Roane County
• NCES district ID: 4703590
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $41,611
• Composite: 25.0/100
• National rank: #7557
• State rank: #64 of 139 in TN

Livability — Kingston

• Score: 63/100
• State rank: #205
• US rank: #16055

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingston, TN
• Population (ZIP): 16,394

Population outlook (Roane County) Hauer SSP2

• Today (2025): 49,652 people
• By 2030: 47,648 · -4.0%
• By 2040: 43,306 · -12.8%
• By 2050: 39,294 · -20.9%
• By 2075: 32,318 · -34.9%
• By 2100: 27,137 · -45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 2% Hispanic / Latino 2% Black 2%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Roane

• 2024 margin: Solid R (+54.5) · D 22.1% · R 76.7% · Other 1.2%
• 2008→2024 swing: -18.3pp toward R · 2008: -36.2pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+50.9 2016: R+51.1 2012: R+41.3 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.77%
• Current HPI: 235.9959
• 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

+282.2% since first listed

29 events — show timeline

• 2026-05-06 Listed $259,900 Knoxville MLS
• 2026-02-28 Listing Removed — Knoxville MLS
• 2026-01-12 Price Changed $269,000 Knoxville MLS
• 2025-09-25 Price Changed $284,900 Knoxville MLS
• 2025-08-28 Listed $299,900 Knoxville MLS
• 2021-04-08 Sold (Public Records) $190,000 Public Records
• 2021-03-26 Sold (MLS) $190,000 REALTRACS as Distributed by MLS Grid
• 2021-03-26 Sold (MLS) $190,000 Knoxville MLS
• 2021-02-24 Pending — Knoxville MLS
• 2021-02-19 Relisted — Knoxville MLS
• 2021-02-07 Contingent — Knoxville MLS
• 2021-01-17 Relisted — Knoxville MLS
• 2021-01-10 Contingent — Knoxville MLS
• 2021-01-02 Relisted — Knoxville MLS
• 2020-12-18 Relisted — Knoxville MLS
• 2020-12-11 Contingent — Knoxville MLS
• 2020-12-04 Price Changed $189,900 Knoxville MLS
• 2020-11-29 Price Changed $199,000 Knoxville MLS
• 2020-11-29 Price Changed $209,000 Knoxville MLS
• 2020-11-20 Listed $219,000 Knoxville MLS
• 2020-09-23 Sold (Public Records) $90,000 Public Records
• 2020-09-18 Sold (MLS) $90,000 REALTRACS as Distributed by MLS Grid
• 2020-09-18 Sold (MLS) $90,000 Knoxville MLS
• 2020-08-23 Relisted — Knoxville MLS
• 2020-08-09 Contingent — Knoxville MLS
• 2020-08-07 Listed $105,000 Knoxville MLS
• 2001-11-02 Sold (Public Records) $79,000 Public Records
• 2001-11-02 Sold (Public Records) $79,000 Public Records
• 1998-02-27 Sold (Public Records) $68,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,199 · +0.8% YoY. Source: county tax records.