205 Kingston St · Lenoir City, TN 37771

$280,000

3 bd · 2.0 ba · 2,896 sqft · SingleFamily public records · 24 Days on market

Built 1920 6,969 sqft lot Est $405k · 31% under

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Why this score? — see what drove the C- 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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into timeless charm with this beautifull historic home in the heart of downtown Lenoir City. Rich with character and versatility, this unique property was formerly used as a commercial law office and is currently enjoyed as a spacious residence, offering endless possibilities for homeowners, investors, or those seeking a live/work opportunity. Inside, you'll find generous living spaces filled with classic historic appeal, while additional unfinished square footage provides incredible potential for expansion, additional bedrooms, office space, or customized living areas to fit your needs. Major updates include a newer HVAC system installed in late 2022, complete with a 10-year warranty for added peace of mind. Outside, the peaceful fenced backyard creates a private retreat perfect for relaxing or entertaining. The property also features parking space for up to three vehicles, convenient street parking, and a storage building offering plenty of extra storage space. Located just moments from downtown shops, dining, and local amenities, this one-of-a-kind property combines historic character, modern comfort, and exceptional potential in a prime location. Property is being sold as-is.

Key facts

• Storage building
• Parking space
• Fenced backyard

Tags

• HISTORIC HOME
• FENCED BACKYARD
• PARKING SPACE
• STORAGE BUILDING
• GENEROUS LIVING SPACES
• UNFINISHED SQUARE FOOTAGE

Property features AI

Finance

• Financial info: Annual tax reported

Exterior

• Parking: No listed parking spaces
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Single family residence; Residential property; Three or more levels; Existing construction
• Construction: Frame construction; Vinyl siding; Brick; Other construction materials
• Exterior features: Covered porch; Storage structure; Level lot; Has a view

Interior

• Kitchen: Dishwasher; Oven
• Bedrooms: 3 bedrooms
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Partially finished basement; Formal dining room; Dishwasher; Oven
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/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 $241k (14.0% below list).
• Recommended offer: $241k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.5% in Lenoir 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 62/100 on livability (#221 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Lenoir City (suburban): math 24% / reading 24% proficiency, ranked #98 of 139 in TN (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lenoir City Elementary (math 22% / reading 22%, grade F, #601 of 952 statewide, top 66%, 583 students, 0% FRL); Lenoir City Intermediate/Middle School (math 24% / reading 16%, grade F, #198 of 333 statewide, top 61%, 677 students, 0% FRL); Lenoir City High School (math 25% / reading 44%, grade F, #41 of 332 statewide, top 15%, 1,223 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 146 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 608 units permitted in Loudon County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($67k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Loudon County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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 $125k; list at $280k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,711 (14.0% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $405,440
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 E 3rd Ave	0.23mi	3/3.5	2,871 (-1%)	12mo	$215,000	$75	72
308 W 2nd Ave	0.29mi	4/3.0 (+1)	2,856 (-1%)	7mo	$399,999	$140	69
300 N B St	0.18mi	3/3.0	2,570 (-11%)	1mo	$360,000	$140	68
201 W Fourth Ave	0.26mi	4/3.5 (+1)	2,480 (-14%)	3mo	$200,000	$81	50

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-30,227
• Equity at exit: $41,749

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-7,186
• Equity at exit: $24,209

Cash invested: $78,400 (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 37771

• Home prices YoY: -14.6%
• Active inventory: 146
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,407 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $240

Break-even live

Break-even rent $2,104

Max offer price $280,000

Occupancy floor 85%

Sensitivity live

Price	-10% $398	-5% $319	+0% $240	+5% $161	+10% $81
Rent	-10% $50	-5% $145	+0% $240	+5% $335	+10% $430
Rate	-1.0pp $381	-0.5pp $311	base $240	+0.5pp $167	+1.0pp $93

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Kaley Ln Lenoir City, TN	4.0	2.5	2072	$2,500	$1.21	4d	1	1.25mi
112 Kaley Ln Lenoir City, TN	4.0	2.5	2804	$2,800	$1.00	45d	1	1.25mi

Listing history 36 events

1. 2026-06-22
   days on market $280,000 Active 24 DOM
2. 2026-06-18
   days on market $280,000 Active 21 DOM
3. 2026-06-17
   days on market $280,000 Active 20 DOM
4. 2026-06-16
   days on market $280,000 Active 19 DOM
5. 2026-06-15
   days on market $280,000 Active 18 DOM
6. 2026-06-14
   days on market $280,000 Active 16 DOM
7. 2026-06-13
   days on market $280,000 Active 15 DOM
8. 2026-06-10
   days on market $280,000 Active 13 DOM
9. 2026-06-09
   days on market $280,000 Active 12 DOM
10. 2026-06-08
    days on market $280,000 Active 11 DOM
11. 2026-06-07
    days on market $280,000 Active 10 DOM
12. 2026-06-05
    days on market $280,000 Active 7 DOM
13. 2026-06-03
    days on market $280,000 Active 6 DOM
14. 2026-06-02
    days on market $280,000 Active 5 DOM
15. 2026-06-01
    days on market $280,000 Active 4 DOM
16. 2026-05-31
    days on market $280,000 Active 3 DOM
17. 2026-05-31
    days on market $280,000 Active 2 DOM
18. 2026-05-28
    listed $280,000 Active

    Show marketing remark (1212 chars)

    Step into timeless charm with this beautifull historic home in the heart of downtown Lenoir City. Rich with character and versatility, this unique property was formerly used as a commercial law office and is currently enjoyed as a spacious residence, offering endless possibilities for homeowners, investors, or those seeking a live/work opportunity. Inside, you'll find generous living spaces filled with classic historic appeal, while additional unfinished square footage provides incredible potential for expansion, additional bedrooms, office space, or customized living areas to fit your needs. Major updates include a newer HVAC system installed in late 2022, complete with a 10-year warranty for added peace of mind. Outside, the peaceful fenced backyard creates a private retreat perfect for relaxing or entertaining. The property also features parking space for up to three vehicles, convenient street parking, and a storage building offering plenty of extra storage space. Located just moments from downtown shops, dining, and local amenities, this one-of-a-kind property combines historic character, modern comfort, and exceptional potential in a prime location. Property is being sold as-is.

19. 2026-05-28
    listed $280,000 Active 1212-char remark

    Show marketing remark (1212 chars)

    Step into timeless charm with this beautifull historic home in the heart of downtown Lenoir City. Rich with character and versatility, this unique property was formerly used as a commercial law office and is currently enjoyed as a spacious residence, offering endless possibilities for homeowners, investors, or those seeking a live/work opportunity. Inside, you'll find generous living spaces filled with classic historic appeal, while additional unfinished square footage provides incredible potential for expansion, additional bedrooms, office space, or customized living areas to fit your needs. Major updates include a newer HVAC system installed in late 2022, complete with a 10-year warranty for added peace of mind. Outside, the peaceful fenced backyard creates a private retreat perfect for relaxing or entertaining. The property also features parking space for up to three vehicles, convenient street parking, and a storage building offering plenty of extra storage space. Located just moments from downtown shops, dining, and local amenities, this one-of-a-kind property combines historic character, modern comfort, and exceptional potential in a prime location. Property is being sold as-is.

20. 2015-11-18
    soldstatus $125,000
21. 2015-11-04
    soldstatus $125,000 Closed 433-char remark

    Show marketing remark (433 chars)

    MUST SEE AMAZING HISTORIC Home in Downtown Lenoir City! This BEAUTIFUL home is also zoned for commercial office use! Many recent updates include updated wiring, Newer Roof, Crown molding, Paint and Lighting. Gorgeous hardwood floors throughout, LARGE daylight basement, ABUNDANT storage, huge front porch, large FLAT backyard, concrete Driveway/parking pad and much much more! Come see this beautiful historic home before it's gone!

22. 2015-10-05
    status Pending 433-char remark

    Show marketing remark (433 chars)

    MUST SEE AMAZING HISTORIC Home in Downtown Lenoir City! This BEAUTIFUL home is also zoned for commercial office use! Many recent updates include updated wiring, Newer Roof, Crown molding, Paint and Lighting. Gorgeous hardwood floors throughout, LARGE daylight basement, ABUNDANT storage, huge front porch, large FLAT backyard, concrete Driveway/parking pad and much much more! Come see this beautiful historic home before it's gone!

23. 2015-09-24
    listed $115,000 Active 433-char remark

    Show marketing remark (433 chars)

    MUST SEE AMAZING HISTORIC Home in Downtown Lenoir City! This BEAUTIFUL home is also zoned for commercial office use! Many recent updates include updated wiring, Newer Roof, Crown molding, Paint and Lighting. Gorgeous hardwood floors throughout, LARGE daylight basement, ABUNDANT storage, huge front porch, large FLAT backyard, concrete Driveway/parking pad and much much more! Come see this beautiful historic home before it's gone!

24. 2015-09-10
    historical
25. 2015-04-10
    listed $124,500 Active
26. 2015-04-10
    price $123,500
27. 2015-04-10
    price $117,000
28. 2015-04-10
    price $119,900
29. 2015-04-10
    price $124,000
30. 2015-04-07
    historical
31. 2015-01-28
    listed $122,500 Active
32. 2007-02-28
    soldstatus $95,000
33. 2007-02-26
    soldstatus $95,000
34. 2007-02-26
    soldstatus $95,000
35. 2007-01-13
    listed $99,750
36. 2007-01-13
    listed $99,750

ⓘ 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: $921 · $77/mo
• Projected year-2 tax: $1,988 · $166/mo
• Expected delta: +$1,067/yr (+$89/mo · 115.9%)

ⓘ 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 6/10 Major 8 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $28,885
• − Mortgage interest: −$15,684
• − Property taxes: −$921
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,311
• − Management: −$2,311
• − Depreciation: −$8,145
• Taxable loss: −$1,887
• Est. tax savings @ 24.0%: +$453
• After-tax cash flow: $3,331/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: Lenoir City
• NCES district ID: 4702400
• Math proficiency: 24% ▼ -16.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $36,181
• Composite: 19.91/100
• National rank: #8683
• State rank: #98 of 139 in TN

Livability — Lenoir City

• Score: 62/100
• State rank: #221
• US rank: #16577

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: Lenoir City, TN
• County: Loudon County · 54,472 people
• City population: 32,688
• Metro: Knoxville, TN
• Population (ZIP): 18,042
• Household income: $66,938
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 458.0

Population outlook (Loudon County) Hauer SSP2

• Today (2025): 55,364 people
• By 2030: 57,414 · +3.7%
• By 2040: 61,216 · +10.6%
• By 2050: 64,846 · +17.1%
• By 2075: 75,829 · +37.0%
• By 2100: 85,693 · +54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 15% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 9% Other Indo-European 1%

Political lean MEDSL · Loudon

• 2024 margin: Solid R (+53.0) · D 23.0% · R 76.0% · Other 1.1%
• 2008→2024 swing: -9.0pp toward R · 2008: -44.0pp · 2024: -53.0pp
• All cycles: 2024: R+53.0 2020: R+50.3 2016: R+54.4 2012: R+52.8 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.66%
• Current HPI: 350.3849
• Rent YoY: —
• Metro: Knoxville, 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

+180.7% since first listed

19 events — show timeline

• 2026-05-28 Listed $280,000 REALTRACS as Distributed by MLS Grid
• 2026-05-28 Listed $280,000 Knoxville MLS
• 2015-11-18 Sold (Public Records) $125,000 Public Records
• 2015-11-04 Sold (MLS) $125,000 Knoxville MLS
• 2015-10-05 Pending — Knoxville MLS
• 2015-09-24 Listed $115,000 Knoxville MLS
• 2015-09-10 Listing Removed — Knoxville MLS
• 2015-04-10 Listed $124,500 Knoxville MLS
• 2015-04-10 Price Changed $124,000 Knoxville MLS
• 2015-04-10 Price Changed $119,900 Knoxville MLS
• 2015-04-10 Price Changed $117,000 Knoxville MLS
• 2015-04-10 Price Changed $123,500 Knoxville MLS
• 2015-04-07 Listing Removed — Knoxville MLS
• 2015-01-28 Listed $122,500 Knoxville MLS
• 2007-02-28 Sold (Public Records) $95,000 Public Records
• 2007-02-26 Sold (MLS) $95,000 Knoxville MLS
• 2007-02-26 Sold (MLS) $95,000 Knoxville MLS
• 2007-01-13 Listed $99,750 Knoxville MLS
• 2007-01-13 Listed $99,750 Knoxville MLS

Property tax history

-1.9%/yr

Latest (2025): $921 · +0.0% YoY. Source: county tax records.