141 Canter Rd · Mountain City, TN 37691

$99,000

3 bd · 2.0 ba · 1,164 sqft · SingleFamily public records · 12 Days on market

Built 1954 0.86 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Fixer Upper! Conveniently located on Canter Road, just off Highway 421 in Trade, Tennessee, and just minutes from Boone, NC. If you're willing to do some work, don't miss this opportunity.

Key facts

• Good roof
• Good bones
• Almost an acre

Tags

• GOOD BONES
• GOOD ROOF
• ALMOST AN ACRE

Property features AI

Finance

• HOA & community: Association landscaping

Exterior

• Parking: Driveway; Detached parking; Gravel parking
• Utilities: Spring water source; Electricity connected; Water connected; Septic tank
• Home design: Single-family house; One story; Residential property; Fixer condition
• Construction: Vinyl siding; Metal roof
• Exterior features: Front porch; Shed(s); Cleared, level, mountainous and wooded lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living areas)
• Flooring: Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Kerosene heating; Ceiling fan(s) for cooling
• Interior features: Range; Refrigerator; Hardwood and laminate flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $931 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 18.3% vs local median 2.1% in Mountain City — 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 (#191 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: housing C-, health & safety C-, amenities F.
• Johnson County (rural): math 27% / reading 31% proficiency, ranked #69 of 139 in TN (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Roan Creek Elementary (math 32% / reading 27%, grade F, #423 of 952 statewide, top 48%, 345 students, 0% FRL); Johnson Co Middle School (math 28% / reading 31%, grade F, #107 of 333 statewide, top 33%, 284 students, 0% FRL); Johnson Co High School (math 17% / reading 32%, grade F, #129 of 332 statewide, top 43%, 643 students, 0% FRL) — zoned schools average 0% FRL vs 59% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 15 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($684 loan paydown + $5k appreciation (4.6% local appreciation)).
• Johnson County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $47k; list at $99k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.02% ✓
• Cap rate: 18.25%
• Cash-on-cash: 42.71%
• DSCR: 2.90
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $271,212
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Grover Reece Rd	0.21mi	3/2.0	1,087 (-7%)	2mo	$253,000	$233	78

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.0%
• Equity multiple: 3.88×
• Total profit: $79,852
• Equity at exit: $53,683

10-year hold

• IRR: 46.2%
• Equity multiple: 7.90×
• Total profit: $191,286
• Equity at exit: $90,710

Cash invested: $27,720 (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 37691

• Home prices YoY: 1.5%
• Active inventory: 15
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$41
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $931

Break-even live

Break-even rent $821

Max offer price $99,000

Occupancy floor 48%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
729 Drakes Creek Rd Trade, TN	3.0	1.0	1265	$2,000	$1.58	13d	1	1.32mi

Listing history 10 events

1. 2026-06-09
   status $99,000 Pending 12 DOM
2. 2026-06-08
   days on market $99,000 Active 12 DOM
3. 2026-06-07
   days on market $99,000 Active 11 DOM
4. 2026-06-02
   days on market $99,000 Active 6 DOM
5. 2026-06-01
   days on market $99,000 Active 5 DOM
6. 2026-05-31
   days on market $99,000 Active 4 DOM
7. 2026-05-30
   days on market $99,000 Active 3 DOM
8. 2026-05-27
   listed $99,000 Active
9. 2021-11-23
   soldstatus $47,000 188-char remark

   Show marketing remark (188 chars)

   Fixer Upper! Conveniently located on Canter Road, just off Highway 421 in Trade, Tennessee, and just minutes from Boone, NC. If you're willing to do some work, don't miss this opportunity.

10. 2021-10-14
    listed $53,000 188-char remark

    Show marketing remark (188 chars)

    Fixer Upper! Conveniently located on Canter Road, just off Highway 421 in Trade, Tennessee, and just minutes from Boone, NC. If you're willing to do some work, don't miss this opportunity.

ⓘ 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: $396 · $33/mo
• Projected year-2 tax: $703 · $59/mo
• Expected delta: +$307/yr (+$26/mo · 77.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥87°F today · 23 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: $24,000
• − Mortgage interest: −$5,546
• − Property taxes: −$396
• − Insurance: −$1,162
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$2,880
• Taxable income: $10,177
• Est. tax owed @ 24.0%: −$2,442
• After-tax cash flow: $8,730/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: Johnson County
• NCES district ID: 4702160
• Math proficiency: 27% ▼ -11.00%
• Reading proficiency: 31% ▬ 0.00%
• Median HH income: $31,298
• Composite: 23.58/100
• National rank: #7852
• State rank: #69 of 139 in TN

Livability — Mountain City

• Score: 63/100
• State rank: #191
• US rank: #15252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 532

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 16,842 people
• By 2030: 16,158 · -4.1%
• By 2040: 14,682 · -12.8%
• By 2050: 13,306 · -21.0%
• By 2075: 11,087 · -34.2%
• By 2100: 9,360 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 9%
• Common ancestry: Iranian 9% Slovak 7% German 3%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+69.3) · D 15.0% · R 84.3%
• 2008→2024 swing: -27.1pp toward R · 2008: -42.2pp · 2024: -69.3pp
• All cycles: 2024: R+69.3 2020: R+66.9 2016: R+67.3 2012: R+50.5 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.60%
• Current HPI: 302.6398
• 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

+86.8% since first listed

3 events — show timeline

• 2026-05-27 Listed $99,000 TVRMLS
• 2021-11-23 Sold (MLS) $47,000 TVRMLS
• 2021-10-14 Listed $53,000 TVRMLS

Property tax history

-0.7%/yr

Latest (2025): $396 · +0.0% YoY. Source: county tax records.