170 Northwestern Ave · Oak Ridge, TN 37830

$190,000

3 bd · 2.0 ba · 1,505 sqft · SingleFamily public records · 41 Days on market

Built 1948 0.28 ac lot Est $327k · 42% 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Good house in good locale. New windows, good roof, updated HVAC, good school district, and fenced in backyard.

Key facts

• Built in bookcases
• Attached carport
• Fenced backyard

Tags

• BUILT IN BOOKCASES
• FENCED BACKYARD
• ATTACHED CARPORT

Property features AI

Exterior

• Parking: Attached parking; Carport (1 space); 1 covered parking space, 1 total parking space
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Water available
• Home design: Single-family residence (one story); Residential property
• Construction: Vinyl siding; Shingle roof; Slab foundation; Year built: Approximate
• Exterior features: Back yard fencing; Level lot

Interior

• Kitchen: Gas range; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Built-in features; Ceiling fan(s); Extra closets
• 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 $190k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.4% in Oak Ridge — 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 78/100 on livability (#4 in TN, #2,605 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• Oak Ridge (suburban): math 34% / reading 37% proficiency, ranked #23 of 139 in TN (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodland Elementary (math 52% / reading 37%, grade F, #164 of 952 statewide, top 19%, 419 students, 0% FRL); Oak Ridge High School (math 10% / reading 53%, grade F, #69 of 332 statewide, top 21%, 1,587 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.1%/yr); 189 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 400 units permitted in Anderson County in 2024 (91 in 5+ unit buildings).
• This rent runs 35% of the median local income ($72k/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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $78k; list at $190k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.10% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.47%
• DSCR: 1.51
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $326,585
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Northwestern Ave	0.18mi	3/2.0	1,414 (-6%)	1mo	$325,000	$230	81
113 Paine Ln	0.24mi	4/2.0 (+1)	1,479 (-2%)	11mo	$279,900	$189	72
132 Pembroke Rd	0.27mi	4/1.0 (+1)	1,558 (+4%)	2mo	$311,000	$200	71
116 W Gettysburg Ave	0.34mi	3/2.0	1,392 (-8%)	2mo	$335,000	$241	70
120 Nasson Ln	0.24mi	2/2.0 (-1)	1,379 (-8%)	1mo	$244,700	$177	69
109 Niagara Ln	0.10mi	3/1.0	1,651 (+10%)	13mo	$103,000	$62	65
175 Liberty Ct	0.54mi	3/2.0	1,556 (+3%)	12mo	$402,000	$258	59
106 Verbena Rd	0.70mi	3/2.0	1,488 (-1%)	15mo	$285,000	$192	53
109 Heritage Dr	0.69mi	3/2.0	1,400 (-7%)	7mo	$324,900	$232	50
111 Marshall Cir	0.34mi	3/2.0	1,288 (-14%)	14mo	$290,000	$225	48
101 Hooper Ct	0.66mi	3/3.0	1,680 (+12%)	1mo	$365,000	$217	45
118 Venus Rd	0.74mi	2/1.0 (-1)	1,424 (-5%)	4mo	$220,000	$154	44

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,740
• Equity at exit: $28,330

10-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $43,836
• Equity at exit: $16,428

Cash invested: $53,200 (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 37830

• Home prices YoY: -33.2%
• Rents YoY: 3.1%
• Active inventory: 189
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,081 high
• Mortgage (P&I): −$996
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $508

Break-even live

Break-even rent $1,438

Max offer price $190,000

Occupancy floor 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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Northwestern Ave Oak Ridge, TN	3.0	2.0	1414	$2,200	$1.56	14d	1	0.17mi
300 S Tulane Ave Oak Ridge, TN	2.0	1.0–2.0	998	$2,157	$2.16	2d	18	0.65mi
100 Lisa's Way Oak Ridge, TN	3.0–4.0	2.5	1467	$2,052	$1.40	2d	19	0.75mi
101 E Magnolia Ln Oak Ridge, TN	3.0	1.0	1395	$2,000	$1.43	23d	1	1.23mi
500 Tuskegee Dr Oak Ridge, TN	1.0–3.0	1.0–2.0	950	$1,105	$1.16	2d	1	1.33mi
167 Waddell Cir Unit 171 Oak Ridge, TN	2.0	1.5	1100	$1,700	$1.55	11d	1	1.33mi
82 E Tennessee Ave Oak Ridge, TN	2.0	1.0	710	$1,475	$2.08	2d	5	1.38mi
156 N Illinois Ave Oak Ridge, TN	3.0	2.0	1326	$1,695	$1.28	2d	1	1.48mi

Listing history 28 events

1. 2026-06-17
   status $190,000 Pending 41 DOM
2. 2026-06-17
   days on market $190,000 Active 41 DOM
3. 2026-06-16
   days on market $190,000 Active 40 DOM
4. 2026-06-15
   days on market $190,000 Active 39 DOM
5. 2026-06-14
   days on market $190,000 Active 37 DOM
6. 2026-06-10
   pricedays on market $190,000 Active 34 DOM
7. 2026-06-09
   days on market $195,000 Active 33 DOM
8. 2026-06-08
   days on market $195,000 Active 32 DOM
9. 2026-06-07
   days on market $195,000 Active 31 DOM
10. 2026-06-03
    days on market $195,000 Active 27 DOM
11. 2026-06-03
    price $195,000 Active 26 DOM
12. 2026-06-02
    days on market $199,000 Active 26 DOM
13. 2026-06-01
    days on market $199,000 Active 25 DOM
14. 2026-05-31
    days on market $199,000 Active 24 DOM
15. 2026-05-31
    days on market $199,000 Active 23 DOM
16. 2026-05-21
    status Active
17. 2026-05-15
    historical Active Under Contract
18. 2026-05-08
    listed $199,000 Active
19. 2017-04-03
    soldstatus $78,500
20. 2017-03-29
    soldstatus $78,500 Closed 110-char remark

    Show marketing remark (110 chars)

    Good house in good locale. New windows, good roof, updated HVAC, good school district, and fenced in backyard.

21. 2017-02-12
    status Pending 110-char remark

    Show marketing remark (110 chars)

    Good house in good locale. New windows, good roof, updated HVAC, good school district, and fenced in backyard.

22. 2016-09-20
    listed $84,900 Active 110-char remark

    Show marketing remark (110 chars)

    Good house in good locale. New windows, good roof, updated HVAC, good school district, and fenced in backyard.

23. 2016-09-20
    price $75,000 110-char remark

    Show marketing remark (110 chars)

    Good house in good locale. New windows, good roof, updated HVAC, good school district, and fenced in backyard.

24. 2016-09-07
    historical
25. 2016-08-08
    listed $84,900 Active
26. 2008-06-09
    soldstatus $102,000
27. 2008-06-06
    soldstatus $102,000
28. 2008-02-25
    listed $100,000

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $1,349 · $112/mo
• Expected delta: +$624/yr (+$52/mo · 86.1%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,976
• − Mortgage interest: −$10,643
• − Property taxes: −$725
• − Insurance: −$950
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − Depreciation: −$5,527
• Taxable income: $3,135
• Est. tax owed @ 24.0%: −$752
• After-tax cash flow: $5,347/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: Oak Ridge
• NCES district ID: 4703240
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $49,949
• Composite: 30.75/100
• National rank: #6159
• State rank: #23 of 139 in TN

Livability — Oak Ridge

• Score: 78/100
• State rank: #4
• US rank: #2605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Ridge, TN
• County: Anderson County · 33,038 people
• City population: 33,038
• Metro: Knoxville, TN
• Population (ZIP): 33,038
• Household income: $72,269
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 914.0

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 76,963 people
• By 2030: 77,226 · +0.3%
• By 2040: 76,905 · -0.1%
• By 2050: 75,405 · -2.0%
• By 2075: 70,858 · -7.9%
• By 2100: 60,585 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 7% Hispanic / Latino 6% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Slovak 3% Italian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 5% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+35.7) · D 31.5% · R 67.3% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -26.2pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.2 2016: R+34.3 2012: R+29.8 2008: R+26.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -160.89%
• Current HPI: 323.0396
• Rent YoY: ▲ 3.11%
• 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

+99.0% since first listed

13 events — show timeline

• 2026-05-21 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-05-15 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-05-08 Listed $199,000 REALTRACS as Distributed by MLS Grid
• 2017-04-03 Sold (Public Records) $78,500 Public Records
• 2017-03-29 Sold (MLS) $78,500 Knoxville MLS
• 2017-02-12 Pending — Knoxville MLS
• 2016-09-20 Listed $84,900 Knoxville MLS
• 2016-09-20 Price Changed $75,000 Knoxville MLS
• 2016-09-07 Listing Removed — Knoxville MLS
• 2016-08-08 Listed $84,900 Knoxville MLS
• 2008-06-09 Sold (Public Records) $102,000 Public Records
• 2008-06-06 Sold (MLS) $102,000 Knoxville MLS
• 2008-02-25 Listed $100,000 Knoxville MLS

Property tax history

-4.3%/yr

Latest (2025): $725 · +26.3% YoY. Source: county tax records.