146 Circleview Dr · Johnson City, TN 37615

$258,000

3 bd · 2.0 ba · 1,519 sqft · SingleFamily public records · 72 Days on market

Built 1971 0.28 ac lot Est $310k · 17% 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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to Sell! SELLER WILL PAY UP TO $4,000 TOWARDS BUYER'S CLOSING COST AND/OR PREPAIDS AT CLOSING WITH ACCEPTABLE OFFER. This charming, well kept home in GRAY, convenient location is move in ready! Recently updated Brick Ranch, 3 Bedrooms, 1 1/2 Bathroom. There is an addition bonus room 12x24 that the current owners are using as a bedroom with unfinished 12x10 walk-in closet. Windows, kitchen, bathroom, interior walls, water heater, paved driveway have been updated in 2010. Nice size living room and office/playroom with real hardwood floors, galley style kitchen with loads of cabinets and large dining area. There is a Shed 10X13 in the back yard.

Key facts

• New metal roof
• Spacious living area
• New gutters

Tags

• BRICK RANCH
• NEW METAL ROOF
• NEW GUTTERS
• NEW LVP FLOORING
• FRESH INTERIOR PAINT
• SPACIOUS LIVING AREA

Property features AI

Finance

• Other: Lot dimensions approximately 100 x 120; Rolling slope topography; Zoned residential; Located in Belle Terre Estates subdivision

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available and connected; Sewer connected
• Home design: Single-family house; One story
• Construction: Brick construction; Metal roof; Concrete perimeter foundation; Built as residential single family residence
• Exterior features: Front porch; Rear porch; Back yard fencing; Storm door(s)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 5 total rooms
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Eat-in kitchen; Insulated windows; Crawl space basement
• 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 $258k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $205k (20.4% below list).
• Recommended offer: $205k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Washington County (suburban): math 26% / reading 34% proficiency, ranked #54 of 139 in TN (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ridgeview Elementary School (math 44% / reading 46%, grade D-, #158 of 952 statewide, top 17%, 819 students, 0% FRL); Jonesborough Middle School (math 27% / reading 25%, grade F, #144 of 333 statewide, top 44%, 416 students, 0% FRL); Daniel Boone High School (math 23% / reading 46%, grade F, #41 of 332 statewide, top 15%, 1,211 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.6%/yr); 221 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,155 units permitted in Washington County in 2024 (437 in 5+ unit buildings).
• This rent runs 32% of the median local income ($78k/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.
• 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 72 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $41k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $208k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $205,265 (20.4% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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: 0.80% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $309,876
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 Douglas Shed Rd	0.12mi	3/1.5	1,516 (-0%)	19mo	$260,000	$172	76
283 Ridgeview Dr	0.52mi	3/2.0	1,388 (-9%)	1mo	$311,000	$224	60
1069 Gray Station Rd	0.70mi	3/2.0	1,595 (+5%)	0mo	$331,650	$208	59
262 Ridgeview Dr	0.48mi	4/2.0 (+1)	1,456 (-4%)	9mo	$350,000	$240	58
116 Springview Dr	0.60mi	3/2.0	1,344 (-12%)	7mo	$299,900	$223	47
119 Hl Good Rd	0.73mi	3/1.0	1,560 (+3%)	13mo	$240,000	$154	46
253 Springview Dr	0.58mi	3/2.5	1,744 (+15%)	1mo	$342,000	$196	46
384 Ford Creek Rd	0.59mi	4/3.0 (+1)	1,716 (+13%)	4mo	$346,000	$202	38
254 Springview Dr	0.57mi	4/2.5 (+1)	1,354 (-11%)	14mo	$328,000	$242	37
378 Ford Creek Rd	0.61mi	4/3.0 (+1)	1,716 (+13%)	8mo	$350,000	$204	35
342 Ford Creek Rd	0.69mi	3/3.0	1,716 (+13%)	12mo	$309,000	$180	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.41×
• Total profit: $-42,407
• Equity at exit: $38,469

10-year hold

• IRR: -14.7%
• Equity multiple: 0.26×
• Total profit: $-53,538
• Equity at exit: $22,307

Cash invested: $72,240 (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 37615

• Home prices YoY: -19.2%
• Rents YoY: -0.6%
• Active inventory: 221
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,053 medium
• Mortgage (P&I): −$1,353
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $87

Break-even live

Break-even rent $1,943

Max offer price $258,000

Occupancy floor 91%

Sensitivity live

Price	-10% $233	-5% $160	+0% $87	+5% $14	+10% $-59
Rent	-10% $-75	-5% $6	+0% $87	+5% $168	+10% $249
Rate	-1.0pp $217	-0.5pp $153	base $87	+0.5pp $20	+1.0pp $-48

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: $64,500
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2208 Oak St Gray, TN	3.0	2.0	1266	$1,850	$1.46	22d	1	1.29mi
135 Old Gray Station Rd Johnson City, TN	1.0–3.0	1.0–2.5	1060	$1,909	$1.80	15d	16	1.48mi

Listing history 32 events

1. 2026-06-21
   days on market $258,000 Active 72 DOM
2. 2026-06-19
   days on market $258,000 Active 70 DOM
3. 2026-06-18
   days on market $258,000 Active 69 DOM
4. 2026-06-17
   days on market $258,000 Active 68 DOM
5. 2026-06-16
   days on market $258,000 Active 67 DOM
6. 2026-06-15
   days on market $258,000 Active 66 DOM
7. 2026-06-14
   pricedays on market $258,000 Active 64 DOM
8. 2026-06-13
   days on market $268,000 Active 63 DOM
9. 2026-06-10
   days on market $268,000 Active 61 DOM
10. 2026-06-09
    days on market $268,000 Active 60 DOM
11. 2026-06-08
    days on market $268,000 Active 59 DOM
12. 2026-06-07
    days on market $268,000 Active 58 DOM
13. 2026-06-05
    days on market $268,000 Active 55 DOM
14. 2026-06-02
    days on market $268,000 Active 53 DOM
15. 2026-06-01
    days on market $268,000 Active 52 DOM
16. 2026-05-31
    days on market $268,000 Active 51 DOM
17. 2026-05-30
    days on market $268,000 Active 50 DOM
18. 2026-05-20
    price $268,000
19. 2026-05-18
    status Active
20. 2026-05-14
    historical Active Under Contract
21. 2026-05-09
    price $274,900
22. 2026-04-27
    price $279,000
23. 2026-04-14
    price $289,000
24. 2026-04-10
    listed $299,000 Active
25. 2026-01-28
    price $250,000
26. 2026-01-16
    price $260,000
27. 2024-06-24
    soldstatus $208,000
28. 2017-03-06
    soldstatus $107,500
29. 2017-03-03
    soldstatus $107,500 657-char remark

    Show marketing remark (657 chars)

    Priced to Sell! SELLER WILL PAY UP TO $4,000 TOWARDS BUYER'S CLOSING COST AND/OR PREPAIDS AT CLOSING WITH ACCEPTABLE OFFER. This charming, well kept home in GRAY, convenient location is move in ready! Recently updated Brick Ranch, 3 Bedrooms, 1 1/2 Bathroom. There is an addition bonus room 12x24 that the current owners are using as a bedroom with unfinished 12x10 walk-in closet. Windows, kitchen, bathroom, interior walls, water heater, paved driveway have been updated in 2010. Nice size living room and office/playroom with real hardwood floors, galley style kitchen with loads of cabinets and large dining area. There is a Shed 10X13 in the back yard.

30. 2016-02-05
    listed $109,000 657-char remark

    Show marketing remark (657 chars)

    Priced to Sell! SELLER WILL PAY UP TO $4,000 TOWARDS BUYER'S CLOSING COST AND/OR PREPAIDS AT CLOSING WITH ACCEPTABLE OFFER. This charming, well kept home in GRAY, convenient location is move in ready! Recently updated Brick Ranch, 3 Bedrooms, 1 1/2 Bathroom. There is an addition bonus room 12x24 that the current owners are using as a bedroom with unfinished 12x10 walk-in closet. Windows, kitchen, bathroom, interior walls, water heater, paved driveway have been updated in 2010. Nice size living room and office/playroom with real hardwood floors, galley style kitchen with loads of cabinets and large dining area. There is a Shed 10X13 in the back yard.

31. 1996-02-28
    soldstatus $54,000
32. 1983-06-09
    soldstatus $37,000

ⓘ 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: $890 · $74/mo
• Projected year-2 tax: $1,832 · $153/mo
• Expected delta: +$942/yr (+$78/mo · 105.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,632
• − Mortgage interest: −$14,452
• − Property taxes: −$890
• − Insurance: −$1,290
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − Depreciation: −$7,505
• Taxable loss: −$3,447
• Est. tax savings @ 24.0%: +$827
• After-tax cash flow: $1,871/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: Washington County
• NCES district ID: 4704380
• Math proficiency: 26% ▼ -21.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $46,542
• Composite: 25.85/100
• National rank: #7350
• State rank: #54 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

• County: Washington County · 129,006 people
• City population: 99,926
• Metro: Johnson City, TN
• Population (ZIP): 22,821
• Household income: $77,525
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 278.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Asian 1% Black 1%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -66.47%
• Current HPI: 279.1199
• Rent YoY: ▼ -0.63%
• 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

+624.3% since first listed

15 events — show timeline

• 2026-05-20 Price Changed $268,000 TVRMLS
• 2026-05-18 Relisted — TVRMLS
• 2026-05-14 Contingent — TVRMLS
• 2026-05-09 Price Changed $274,900 TVRMLS
• 2026-04-27 Price Changed $279,000 TVRMLS
• 2026-04-14 Price Changed $289,000 TVRMLS
• 2026-04-10 Listed $299,000 TVRMLS
• 2026-01-28 Price Changed $250,000 TVRMLS
• 2026-01-16 Price Changed $260,000 TVRMLS
• 2024-06-24 Sold (Public Records) $208,000 Public Records
• 2017-03-06 Sold (Public Records) $107,500 Public Records
• 2017-03-03 Sold (MLS) $107,500 TVRMLS
• 2016-02-05 Listed $109,000 TVRMLS
• 1996-02-28 Sold (Public Records) $54,000 Public Records
• 1983-06-09 Sold (Public Records) $37,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $890 · +0.0% YoY. Source: county tax records.