225 Lynn Ave · Kingsport, TN 37665

$85,000

3 bd · 1.0 ba · 981 sqft · SingleFamily public records · 9 Days on market

Built 1930 6,098 sqft lot Est $151k · 44% under

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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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.4/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.3/10.0

Listing remarks MLS

Calling all investors! This property includes a house and a separate garage apartment. Two separate living quarters for the price of one. This home just needs a little TLC. The garage apartment is currently generating a monthly income. Buyer/Buyer's Agent to verify all information.

Key facts

• Close to schools
• Close to dining
• Renovation project

Tags

• INVESTMENT OPPORTUNITY
• RENOVATION PROJECT
• SPACIOUS LIVING AREAS
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO SCHOOLS

Property features AI

Exterior

• Parking: 2-car garage; 2-car carport; Asphalt parking
• Utilities: Public water; Public sewer
• Home design: Single-family house; One story; R 1B zoning; Located in Lynn Garden subdivision
• Construction: Brick and vinyl siding exterior; Shingle roof; Block foundation; Built as a house
• Exterior features: Level lot; Outbuilding

Interior

• Kitchen: Electric range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Heat pump cooling
• Interior features: See remarks; Electric range
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 9.7% vs local median 3.8% in Kingsport — 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 71/100 on livability (#39 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities C-, crime F, commute F.
• Kingsport (urban): math 35% / reading 38% proficiency, ranked #26 of 139 in TN (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: John F. Kennedy Elementary School (math 22% / reading 27%, grade F, #546 of 952 statewide, top 61%, 266 students, 0% FRL); John Sevier Middle School (math 21% / reading 24%, grade F, #172 of 333 statewide, top 52%, 750 students, 0% FRL); Dobyns - Bennett High School (math 23% / reading 56%, grade F, #28 of 332 statewide, top 9%, 2,514 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 30 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sullivan County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $26k; list at $85k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1930 — 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. Crime grade is F 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?
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: 1.24% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.09%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $151,074
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
364 Glen Ave	0.19mi	3/1.0	980 (-0%)	7mo	$156,700	$160	85
205 Mullins St	0.41mi	3/1.0	996 (+2%)	2mo	$140,000	$141	77
364 Lynn Ave	0.17mi	3/1.0	888 (-10%)	2mo	$160,000	$180	75
233 Gravely Rd	0.49mi	3/1.0	960 (-2%)	5mo	$139,000	$145	69
427 Roan St	0.38mi	3/1.0	1,070 (+9%)	4mo	$164,500	$154	64
1937 Fairview Ave	0.56mi	3/1.0	926 (-6%)	7mo	$215,500	$233	59
1050 Cooper St	0.32mi	3/1.5	1,092 (+11%)	7mo	$161,000	$147	58
976 Lynn Garden Dr	0.33mi	2/2.0 (-1)	1,069 (+9%)	3mo	$147,000	$138	58
137 Johnson St	0.27mi	2/1.0 (-1)	840 (-14%)	3mo	$125,000	$149	56
1036 Oak Drive Cir	0.67mi	3/1.0	936 (-5%)	7mo	$160,900	$172	55
1141 Ridgecrest Ave	0.65mi	3/1.0	1,056 (+8%)	6mo	$126,000	$119	52
117 Dalton St	0.47mi	2/1.0 (-1)	843 (-14%)	9mo	$157,900	$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: 1.7%
• Equity multiple: 1.06×
• Total profit: $1,518
• Equity at exit: $12,674

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $21,070
• Equity at exit: $7,349

Cash invested: $23,800 (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 37665

• Home prices YoY: -2.6%
• Active inventory: 30
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,058 high
• Mortgage (P&I): −$446
• Tax from tax record: −$115 /mo · $1,377/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $240

Break-even live

Break-even rent $754

Max offer price $85,000

Occupancy floor 72%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1040 Tiptop Ave Kingsport, TN	2.0–3.0	2.0	947	$1,025	$1.08	13d	1	0.07mi
133 Walker St Kingsport, TN	2.0	1.5	840	$975	$1.16	21d	1	0.28mi
208 Gravely Rd Kingsport, TN	2.0	1.0	780	$1,249	$1.60	13d	1	0.40mi
1621 Arbor Pl Unit 4 Kingsport, TN	2.0	1.0	900	$1,000	$1.11	43d	1	0.46mi
812 Burwind Ct Unit 812-3 Kingsport, TN	2.0	1.0	800	$950	$1.19	21d	1	0.51mi
1208 Riverside Ave Kingsport, TN	2.0	1.0	690	$1,500	$2.17	21d	1	0.91mi
1200 Riverside Ave Kingsport, TN	2.0	1.0	624	$1,200	$1.92	13d	1	0.92mi
724 Teasel Dr Kingsport, TN	1.0–2.0	1.0	927	$999	$1.08	21d	1	0.99mi
124 Bloomingdale Pike Kingsport, TN	1.0–2.0	1.0–1.5	878	$1,300	$1.48	13d	1	1.24mi
340 E Carters Valley Rd Unit 1 Kingsport, TN	2.0	1.0	870	$925	$1.06	21d	1	1.39mi

Listing history 10 events

1. 2026-06-05
   statusdays on market $85,000 Pending 9 DOM
2. 2026-06-03
   days on market $85,000 Active 8 DOM
3. 2026-06-02
   days on market $85,000 Active 7 DOM
4. 2026-06-01
   days on market $85,000 Active 6 DOM
5. 2026-05-31
   days on market $85,000 Active 5 DOM
6. 2026-05-30
   days on market $85,000 Active 4 DOM
7. 2026-05-27
   listed $85,000 Active
8. 2020-08-31
   soldstatus $25,500 282-char remark

   Show marketing remark (282 chars)

   Calling all investors! This property includes a house and a separate garage apartment. Two separate living quarters for the price of one. This home just needs a little TLC. The garage apartment is currently generating a monthly income. Buyer/Buyer's Agent to verify all information.

9. 2020-06-02
   listed $35,000 282-char remark

   Show marketing remark (282 chars)

   Calling all investors! This property includes a house and a separate garage apartment. Two separate living quarters for the price of one. This home just needs a little TLC. The garage apartment is currently generating a monthly income. Buyer/Buyer's Agent to verify all information.

10. 1989-04-19
    soldstatus $25,000

ⓘ 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: $1,377 · $115/mo
• Projected year-2 tax: $1,377 · $115/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 20 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: $12,693
• − Mortgage interest: −$4,761
• − Property taxes: −$1,377
• − Insurance: −$425
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$2,473
• Taxable income: $1,627
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $2,487/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: Kingsport
• NCES district ID: 4702190
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $38,017
• Composite: 30.44/100
• National rank: #6233
• State rank: #26 of 139 in TN

Livability — Kingsport

• Score: 71/100
• State rank: #39
• US rank: #6587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingsport, TN
• City population: 83,493
• Population (ZIP): 5,156

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 157,030 people
• By 2030: 156,415 · -0.4%
• By 2040: 153,778 · -2.1%
• By 2050: 149,018 · -5.1%
• By 2075: 138,068 · -12.1%
• By 2100: 119,927 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 6% Serbian 3% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Sullivan

• 2024 margin: Solid R (+55.0) · D 22.0% · R 77.0% · Other 1.0%
• 2008→2024 swing: -13.6pp toward R · 2008: -41.3pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+51.9 2016: R+56.2 2012: R+47.2 2008: R+41.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.36%
• Current HPI: 275.7692
• 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

+240.0% since first listed

4 events — show timeline

• 2026-05-27 Listed $85,000 TVRMLS
• 2020-08-31 Sold (MLS) $25,500 TVRMLS
• 2020-06-02 Listed $35,000 TVRMLS
• 1989-04-19 Sold (Public Records) $25,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,377 · +50.3% YoY. Source: county tax records.