801 N C St · Lenoir City, TN 37771

$239,000

3 bd · 1.0 ba · 1,405 sqft · SingleFamily public records · 105 Days on market

Built 1910 10,454 sqft lot Est $263k · 9% under

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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 +16.9/30.0
• ARV discount +11.6/15.0
• DSCR +5.2/10.0
• 1% rule +3.3/10.0
• 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

Back on the market at no fault of the Seller or Buyer. Additional signatures are needed in order to clear title for transfer of the property, and Seller has obtained legal counsel to assist with the process. For any questions regarding title, please contact Legacy Title. Closing timeline is to be determined based on completion of the title work. Please do not expect a typical 30-45 day closing timeline. Opportunity knocks at 801 N C St in Lenoir City! This character-filled home showcases beautiful original hardwood floors and vintage details you simply can't recreate. Full of charm and potential, it offers the perfect opportunity to refresh, update, or completely transform to match your

Key facts

• New plumbing
• Vintage details
• Mother-in-law suite

Tags

• ORIGINAL HARDWOOD FLOORS
• VINTAGE DETAILS
• CORNER LOT
• TWO SEPARATE ENTRANCES
• MOTHER-IN-LAW SUITE
• NEW PLUMBING

Property features AI

Exterior

• Parking: Attached 1-car garage; 1-car carport; On-street parking; Off-street parking
• Utilities: Public sewer
• Home design: Not attached to another building; 1,405 building area (per tax records)
• Construction: Aluminum siding, block and brick construction
• Exterior features: Balcony; Corner lot; Irregular lot; Level lot; City view

Interior

• Kitchen: Eat-in kitchen; Refrigerator
• Bedrooms: Master bedroom; Bedroom 2; Bedroom 3; Additional rooms (2 listed as Other)
• Flooring: Laminate; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Walk-in closet(s); Eat-in kitchen; Two fireplaces with brick and other finishes; Unfinished walkout basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $239k.

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 $199k (16.7% below list).
• Recommended offer: $199k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.9% 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: schools D, employment D, amenities 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.
• Market conditions: 148 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 608 units permitted in Loudon County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $7k 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 105 days — a 9% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $198,990 (16.7% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 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?
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: 0.83% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $262,735
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 W 7th Ave	0.23mi	3/1.0	1,488 (+6%)	1mo	$216,000	$145	78
520 W 7th Ave	0.26mi	3/2.0	1,458 (+4%)	11mo	$290,000	$199	68
709 N A St	0.14mi	3/2.0	1,586 (+13%)	3mo	$190,000	$120	66
905 N C St	0.08mi	2/1.0 (-1)	1,200 (-15%)	3mo	$237,500	$198	65
512 W 5th Ave	0.30mi	3/1.0	1,287 (-8%)	12mo	$180,000	$140	62
521 W 2nd Ave	0.43mi	3/2.0	1,372 (-2%)	12mo	$300,000	$219	62
405 N Hill St	0.37mi	3/1.0	1,261 (-10%)	7mo	$250,000	$198	60
415 W 1st Ave	0.43mi	3/2.0	1,541 (+10%)	4mo	$300,000	$195	57
613 W 4th Ave	0.39mi	2/1.0 (-1)	1,198 (-15%)	3mo	$150,000	$125	50
900 W 2nd Ave	0.62mi	3/2.0	1,264 (-10%)	2mo	$120,000	$95	48
801 W 2nd Ave	0.55mi	3/3.0	1,544 (+10%)	6mo	$254,900	$165	45
201 Kingston St	0.45mi	3/2.0	1,605 (+14%)	12mo	$300,000	$187	42

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-28,949
• Equity at exit: $35,636

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-12,932
• Equity at exit: $20,664

Cash invested: $66,920 (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: 148
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,990 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $155

Break-even live

Break-even rent $1,793

Max offer price $239,000

Occupancy floor 87%

Sensitivity live

Price	-10% $291	-5% $223	+0% $155	+5% $88	+10% $20
Rent	-10% $-2	-5% $77	+0% $155	+5% $234	+10% $313
Rate	-1.0pp $276	-0.5pp $216	base $155	+0.5pp $93	+1.0pp $30

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 W 2nd Ave Lenoir City, TN	2.0	2.0	1500	$1,895	$1.26	12d	1	0.48mi
900 Kirk Ave Lenoir City, TN	2.0	1.0	1000	$1,450	$1.45	22d	1	1.08mi
101 Pinewood Dr Unit 1 Lenoir City, TN	2.0	2.0	1365	$2,000	$1.47	3d	1	1.10mi
101 Pinewood Dr Lenoir City, TN	2.0	2.0	1365	$2,100	$1.54	3d	1	1.10mi
103 Pinewood Dr Lenoir City, TN	2.0	2.0	1328	$2,000	$1.51	3d	1	1.10mi
103 Pinewood Dr Unit 1 Lenoir City, TN	2.0	2.0	1328	$1,900	$1.43	15d	1	1.10mi
110 Stone Court Way Lenoir City, TN	3.0	2.5	1269	$1,795	$1.41	12d	1	1.17mi
557 Carrington Blvd Lenoir City, TN	3.0	2.0	1741	$2,600	$1.49	24d	1	1.30mi
1400 Pine Top St Lenoir City, TN	2.0	2.5	1050	$1,550	$1.48	3d	1	1.31mi

Listing history 19 events

1. 2026-06-18
   days on market $239,000 Active 105 DOM
2. 2026-06-17
   days on market $239,000 Active 104 DOM
3. 2026-06-16
   days on market $239,000 Active 103 DOM
4. 2026-06-15
   days on market $239,000 Active 102 DOM
5. 2026-06-14
   days on market $239,000 Active 100 DOM
6. 2026-06-13
   days on market $239,000 Active 99 DOM
7. 2026-06-10
   days on market $239,000 Active 97 DOM
8. 2026-06-09
   days on market $239,000 Active 96 DOM
9. 2026-06-08
   days on market $239,000 Active 95 DOM
10. 2026-06-07
    days on market $239,000 Active 94 DOM
11. 2026-06-05
    days on market $239,000 Active 91 DOM
12. 2026-06-03
    days on market $239,000 Active 90 DOM
13. 2026-06-02
    days on market $239,000 Active 89 DOM
14. 2026-06-01
    days on market $239,000 Active 88 DOM
15. 2026-05-31
    days on market $239,000 Active 87 DOM
16. 2026-05-31
    days on market $239,000 Active 86 DOM
17. 2026-05-18
    status Active
18. 2026-03-21
    historical Pending - Continue to Show - Financing
19. 2026-03-06
    listed $239,000 Active

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $1,697 · $141/mo
• Expected delta: +$932/yr (+$78/mo · 121.8%)

ⓘ 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 7 d/yr ≥104°F today · 20 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: $23,879
• − Mortgage interest: −$13,388
• − Property taxes: −$765
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$6,953
• Taxable loss: −$2,242
• Est. tax savings @ 24.0%: +$538
• After-tax cash flow: $2,402/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

3 events — show timeline

• 2026-05-18 Relisted — Knoxville MLS
• 2026-03-21 Contingent — Knoxville MLS
• 2026-03-06 Listed $239,000 Knoxville MLS

Property tax history

+1.9%/yr

Latest (2025): $765 · +68.1% YoY. Source: county tax records.