1305 Saint Louis St · Johnson City, TN 37601

$159,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 65 Days on market

Built 1935 0.33 ac lot $175/sqft · 12% above area Est $143k · 12% over

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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 +18.6/30.0
• DSCR +5.8/10.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

A home under $200,000 in the heart of Johnson City is now available. You will first notice inside the beautiful hardwood flooring in the spacious living room that extends throughout the main-level. Lots of natural light flood the main level living where two of the three bedrooms are found. An open kitchen with moveable island has plenty of room for a dining room table or you could just eat at the island. The basement of this home is waiting on the new owner to paint the walls and flooring. A full bathroom is downstairs as well. The possibilities are endless with the basement being plumbed for an additional kitchen. If you like to garden you will enjoy the beautiful tulips that surround the home and the flat yard. First time home buyers, investors looking to turn this home into a rental or a duplex or those who are looking to downsize - this home could be what you have been looking for. A convenient location makes this home check a lot of boxes for today's buyers. Make your appointment today.

Key facts

• 0.33 acre lot
• Parking
• Built 1935

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/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 $142k (11.0% below list).
• Recommended offer: $142k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.1% in Johnson 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 76/100 on livability (#8 in TN, #3,349 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A; Watch: crime D, commute F, employment F.
• Johnson City (urban): math 46% / reading 47% proficiency, ranked #9 of 139 in TN (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mountain View Elementary (math 22% / reading 27%, grade F, #546 of 952 statewide, top 61%, 498 students, 0% FRL); Liberty Bell Middle School (math 43% / reading 38%, grade F, #42 of 333 statewide, top 13%, 898 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 32% at this address vs 46% district-wide (-14 pts) — the specific schools serving this property underperform the Johnson City average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.9%/yr); 209 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,155 units permitted in Washington County in 2024 (437 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Washington County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $29k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $107k; 49% 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 $142,309 (11.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 11% 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. Crime grade is D 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?
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: 0.89% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.15%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

• ARV (median comp): $142,641
• List price: $159,900
• Delta: 12.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1413 Orleans St	0.14mi	3/1.0	844 (-8%)	7mo	$189,000	$224	75
1707 Daytona Dr	0.63mi	3/1.0	960 (+5%)	1mo	$175,000	$182	61
1002 Broadway St	0.05mi	2/1.0 (-1)	1,024 (+12%)	14mo	$148,750	$145	60
714 Maple St	0.71mi	2/1.0 (-1)	900 (-1%)	7mo	$174,200	$194	54
208 Dyer St	0.33mi	2/1.0 (-1)	832 (-9%)	14mo	$159,900	$192	54
603 Orleans St	0.12mi	2/2.0 (-1)	1,038 (+14%)	14mo	$215,000	$207	51
1714 Daytona Ct	0.68mi	2/1.0 (-1)	816 (-10%)	1mo	$187,000	$229	45
303 Colorado St	0.35mi	2/1.0 (-1)	806 (-12%)	18mo	$151,000	$187	44
704 Georgia St	0.60mi	3/1.0	1,025 (+12%)	10mo	$230,000	$224	43
906 King Springs Rd	0.58mi	2/1.0 (-1)	1,028 (+13%)	18mo	$198,000	$193	32

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-13,369
• Equity at exit: $23,842

10-year hold

• IRR: 3.6%
• Equity multiple: 1.28×
• Total profit: $12,499
• Equity at exit: $13,825

Cash invested: $44,772 (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 37601

• Home prices YoY: -21.4%
• Rents YoY: 4.9%
• Active inventory: 209
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$839
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $155

Break-even live

Break-even rent $1,227

Max offer price $159,900

Occupancy floor 84%

Sensitivity live

Price	-10% $245	-5% $200	+0% $155	+5% $110	+10% $64
Rent	-10% $42	-5% $99	+0% $155	+5% $211	+10% $267
Rate	-1.0pp $235	-0.5pp $196	base $155	+0.5pp $113	+1.0pp $71

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1411 Saint Louis St Johnson City, TN	2.0	1.0	1100	$1,125	$1.02	45d	1	0.11mi
1319 Bell Ridge Rd Johnson City, TN	2.0–4.0	2.0	1204	$1,468	$1.22	22d	6	0.23mi
1700 Dave Buck Rd Johnson City, TN	2.0–3.0	2.0	1041	$1,470	$1.41	15d	4	0.70mi
169 Grand Ave #101 heuristic Johnson City, TN	2.0	2.0	1080	$2,500	$2.31	26d	1	0.90mi
169 Grande Ave #200 heuristic Johnson City, TN	2.0	2.0	1080	$2,500	$2.31	26d	1	0.90mi
169 Grand Ave #401 heuristic Johnson City, TN	2.0	2.0	792	$2,500	$3.16	26d	1	0.90mi
169 Grande Ave #100 heuristic Johnson City, TN	2.0	2.0	1080	$2,500	$2.31	26d	1	0.90mi
169 Grand Ave #300 heuristic Johnson City, TN	2.0	2.0	792	$2,500	$3.16	26d	1	0.90mi
168 E Grande Ave Unit 04 Johnson City, TN	2.0	2.0	800	$1,350	$1.69	22d	1	0.92mi
1401 S Roan St Unit 6 Johnson City, TN	2.0	1.0	640	$700	$1.09	45d	1	1.15mi
302 W Pine St Unit 2 Johnson City, TN	2.0	1.0	627	$1,100	$1.75	15d	1	1.34mi
1010 Buffalo St Unit 3 Johnson City, TN	2.0	1.0	861	$1,300	$1.51	45d	1	1.34mi
81 Charleston Sq Johnson City, TN	1.0–3.0	1.0–2.0	734	$1,295	$1.76	15d	4	1.36mi
606 Swadley Rd Johnson City, TN	1.0–2.0	1.0–2.5	1300	$1,700	$1.31	15d	1	1.41mi
404 W Maple St Unit 1 Johnson City, TN	2.0	1.0	1000	$1,050	$1.05	45d	1	1.46mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $159,900 Pending 65 DOM
2. 2026-06-02
   days on market $159,900 Active 61 DOM
3. 2026-06-01
   days on market $159,900 Active 60 DOM
4. 2026-05-31
   days on market $159,900 Active 59 DOM
5. 2026-05-30
   days on market $159,900 Active 58 DOM
6. 2026-04-27
   price $173,000 1009-char remark

   Show marketing remark (1009 chars)

   A home under $200,000 in the heart of Johnson City is now available. You will first notice inside the beautiful hardwood flooring in the spacious living room that extends throughout the main-level. Lots of natural light flood the main level living where two of the three bedrooms are found. An open kitchen with moveable island has plenty of room for a dining room table or you could just eat at the island. The basement of this home is waiting on the new owner to paint the walls and flooring. A full bathroom is downstairs as well. The possibilities are endless with the basement being plumbed for an additional kitchen. If you like to garden you will enjoy the beautiful tulips that surround the home and the flat yard. First time home buyers, investors looking to turn this home into a rental or a duplex or those who are looking to downsize - this home could be what you have been looking for. A convenient location makes this home check a lot of boxes for today's buyers. Make your appointment today.

7. 2026-04-02
   listed $189,000 Active 1009-char remark

   Show marketing remark (1009 chars)

   A home under $200,000 in the heart of Johnson City is now available. You will first notice inside the beautiful hardwood flooring in the spacious living room that extends throughout the main-level. Lots of natural light flood the main level living where two of the three bedrooms are found. An open kitchen with moveable island has plenty of room for a dining room table or you could just eat at the island. The basement of this home is waiting on the new owner to paint the walls and flooring. A full bathroom is downstairs as well. The possibilities are endless with the basement being plumbed for an additional kitchen. If you like to garden you will enjoy the beautiful tulips that surround the home and the flat yard. First time home buyers, investors looking to turn this home into a rental or a duplex or those who are looking to downsize - this home could be what you have been looking for. A convenient location makes this home check a lot of boxes for today's buyers. Make your appointment today.

8. 2026-02-13
   price $189,000
9. 2019-05-14
   soldstatus $107,000
10. 2019-01-14
    listed $114,000

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: +$364/yr (+$30/mo · 47.2%)

ⓘ 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 · 21 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: $17,077
• − Mortgage interest: −$8,957
• − Property taxes: −$771
• − Insurance: −$800
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$4,652
• Taxable loss: −$834
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $2,058/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 City
• NCES district ID: 4702130
• Math proficiency: 46% ▼ -14.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $37,514
• Composite: 38.69/100
• National rank: #4143
• State rank: #9 of 139 in TN

Livability — Johnson City

• Score: 76/100
• State rank: #8
• US rank: #3349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johnson City, TN
• County: Washington County · 129,006 people
• City population: 99,926
• 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 (Washington County) Hauer SSP2

• Today (2025): 132,816 people
• By 2030: 135,823 · +2.3%
• By 2040: 140,897 · +6.1%
• By 2050: 145,073 · +9.2%
• By 2075: 156,386 · +17.7%
• By 2100: 159,893 · +20.4%

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 · Washington

• 2024 margin: Solid R (+39.5) · D 29.6% · R 69.1% · Other 1.3%
• 2008→2024 swing: -6.0pp toward R · 2008: -33.5pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+36.2 2016: R+42.9 2012: R+38.5 2008: R+33.5

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

+51.8% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $173,000 TVRMLS
• 2026-04-02 Listed $189,000 TVRMLS
• 2026-02-13 Price Changed $189,000 TVRMLS
• 2019-05-14 Sold (MLS) $107,000 TVRMLS
• 2019-01-14 Listed $114,000 TVRMLS

Property tax history

+1.6%/yr

Latest (2025): $771 · +0.0% YoY. Source: county tax records.