229 235 Henard Rd · Rogersville, TN 37857

$152,000

3 bd · 2.0 ba · 644 sqft · Other public records · 430 Days on market

Built 1950 1.95 ac lot $236/sqft · 49% above area Est $274k · 45% under ↓ 11% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• Cash flow +6.1/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0

Listing remarks MLS

Looking for investment property. 2 bedroom house and 1 bedroom mobile home that can be converted back into 2 bedroom. Also an empty lott for double wide. Three rental properties on almost 2 acres only 2 minutes from downtown Rogersville. . Let rerntal income pay for the property. The spacious empty lot can be built on or place a double wide to lease or live in and lease other 2 properties.

Key facts

• Investment property
• Spacious lot
• Empty lot

Tags

• INVESTMENT PROPERTY
• EMPTY LOT
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $152k.

Deal economics

• At list price, monthly cash flow is $-286 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (27.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (36.3% below list).
• Recommended offer: $97k (36.3% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 2.8% in Rogersville — 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 64/100 on livability (#168 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Hawkins County (rural): math 23% / reading 26% proficiency, ranked #93 of 139 in TN (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 210 active listings in the ZIP; 151 units permitted in Hawkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.6% local appreciation)).
• Hawkins County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 430 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,764 (36.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 430 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.04%
• Cash-on-cash: -8.06%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

• ARV (median comp): $274,150
• List price: $152,000
• Delta: -44.56%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

3.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.12×
• Total profit: $5,293
• Equity at exit: $73,860

10-year hold

• IRR: 5.5%
• Equity multiple: 1.90×
• Total profit: $38,168
• Equity at exit: $118,313

Cash invested: $42,560 (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 37857

• Home prices YoY: 1.1%
• Active inventory: 210
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $968 medium
• Mortgage (P&I): −$797
• Tax est. 1.5%: −$190 /mo · $2,280/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $-286

Break-even live

Break-even rent $1,330

Max offer price $110,615

Occupancy floor —

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $152,000 Active 430 DOM
2. 2026-06-18
   days on market $152,000 Active 429 DOM
3. 2026-06-17
   days on market $152,000 Active 428 DOM
4. 2026-06-16
   days on market $152,000 Active 427 DOM
5. 2026-06-15
   days on market $152,000 Active 426 DOM
6. 2026-06-14
   days on market $152,000 Active 424 DOM
7. 2026-06-13
   days on market $152,000 Active 423 DOM
8. 2026-06-10
   days on market $152,000 Active 421 DOM
9. 2026-06-09
   days on market $152,000 Active 420 DOM
10. 2026-06-08
    days on market $152,000 Active 419 DOM
11. 2026-06-07
    days on market $152,000 Active 418 DOM
12. 2026-06-05
    days on market $152,000 Active 415 DOM
13. 2026-06-02
    days on market $152,000 Active 413 DOM
14. 2026-06-01
    days on market $152,000 Active 412 DOM
15. 2026-05-31
    days on market $152,000 Active 411 DOM
16. 2026-05-30
    days on market $152,000 Active 410 DOM
17. 2026-03-14
    price $154,900 392-char remark

    Show marketing remark (548 chars)

    LOOKING FOR INVESTMENT PROPERTY 2 Bedroom House, One-bedroom Mobile Home that can easily be converted back to a two-bedroom living. Also included an empty lot that has been leveled for another mobile home all on almost 2 acres. LET RENTAL INCOME PAY FOR YOUR PROPERTY. Both house and mobile home are now vacant and ready to be prepped for your ideals. This property is near city limits, 3 minutes to downtown. The spacious lot can be built on or place a mobile home on to lease, live in or sell. A must to check out INVESTOR. OPTIONS! to consider.

18. 2026-03-14
    price $154,900 548-char remark

    Show marketing remark (548 chars)

    LOOKING FOR INVESTMENT PROPERTY 2 Bedroom House, One-bedroom Mobile Home that can easily be converted back to a two-bedroom living. Also included an empty lot that has been leveled for another mobile home all on almost 2 acres. LET RENTAL INCOME PAY FOR YOUR PROPERTY. Both house and mobile home are now vacant and ready to be prepped for your ideals. This property is near city limits, 3 minutes to downtown. The spacious lot can be built on or place a mobile home on to lease, live in or sell. A must to check out INVESTOR. OPTIONS! to consider.

19. 2026-01-29
    listed $168,500 Active 392-char remark

    Show marketing remark (392 chars)

    Looking for investment property. 2 bedroom house and 1 bedroom mobile home that can be converted back into 2 bedroom. Also an empty lott for double wide. Three rental properties on almost 2 acres only 2 minutes from downtown Rogersville. . Let rerntal income pay for the property. The spacious empty lot can be built on or place a double wide to lease or live in and lease other 2 properties.

20. 2026-01-16
    status Active 548-char remark

    Show marketing remark (548 chars)

    LOOKING FOR INVESTMENT PROPERTY 2 Bedroom House, One-bedroom Mobile Home that can easily be converted back to a two-bedroom living. Also included an empty lot that has been leveled for another mobile home all on almost 2 acres. LET RENTAL INCOME PAY FOR YOUR PROPERTY. Both house and mobile home are now vacant and ready to be prepped for your ideals. This property is near city limits, 3 minutes to downtown. The spacious lot can be built on or place a mobile home on to lease, live in or sell. A must to check out INVESTOR. OPTIONS! to consider.

21. 2025-10-20
    price $159,500 548-char remark

    Show marketing remark (548 chars)

    LOOKING FOR INVESTMENT PROPERTY 2 Bedroom House, One-bedroom Mobile Home that can easily be converted back to a two-bedroom living. Also included an empty lot that has been leveled for another mobile home all on almost 2 acres. LET RENTAL INCOME PAY FOR YOUR PROPERTY. Both house and mobile home are now vacant and ready to be prepped for your ideals. This property is near city limits, 3 minutes to downtown. The spacious lot can be built on or place a mobile home on to lease, live in or sell. A must to check out INVESTOR. OPTIONS! to consider.

22. 2025-09-25
    price $162,500 548-char remark

    Show marketing remark (548 chars)

    LOOKING FOR INVESTMENT PROPERTY 2 Bedroom House, One-bedroom Mobile Home that can easily be converted back to a two-bedroom living. Also included an empty lot that has been leveled for another mobile home all on almost 2 acres. LET RENTAL INCOME PAY FOR YOUR PROPERTY. Both house and mobile home are now vacant and ready to be prepped for your ideals. This property is near city limits, 3 minutes to downtown. The spacious lot can be built on or place a mobile home on to lease, live in or sell. A must to check out INVESTOR. OPTIONS! to consider.

23. 2025-05-10
    price $168,500 548-char remark

    Show marketing remark (548 chars)

    LOOKING FOR INVESTMENT PROPERTY 2 Bedroom House, One-bedroom Mobile Home that can easily be converted back to a two-bedroom living. Also included an empty lot that has been leveled for another mobile home all on almost 2 acres. LET RENTAL INCOME PAY FOR YOUR PROPERTY. Both house and mobile home are now vacant and ready to be prepped for your ideals. This property is near city limits, 3 minutes to downtown. The spacious lot can be built on or place a mobile home on to lease, live in or sell. A must to check out INVESTOR. OPTIONS! to consider.

24. 2025-03-26
    listed $175,000 Active 548-char remark

    Show marketing remark (548 chars)

    LOOKING FOR INVESTMENT PROPERTY 2 Bedroom House, One-bedroom Mobile Home that can easily be converted back to a two-bedroom living. Also included an empty lot that has been leveled for another mobile home all on almost 2 acres. LET RENTAL INCOME PAY FOR YOUR PROPERTY. Both house and mobile home are now vacant and ready to be prepped for your ideals. This property is near city limits, 3 minutes to downtown. The spacious lot can be built on or place a mobile home on to lease, live in or sell. A must to check out INVESTOR. OPTIONS! to consider.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,612
• − Mortgage interest: −$8,514
• − Property taxes: −$2,280
• − Insurance: −$760
• − Repairs & maintenance: −$929
• − Management: −$929
• − Depreciation: −$4,422
• Taxable loss: −$6,222
• Est. tax savings @ 24.0%: +$1,493
• After-tax cash flow: $-1,939/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: Hawkins County
• NCES district ID: 4701740
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $37,555
• Composite: 20.45/100
• National rank: #8581
• State rank: #93 of 139 in TN

Livability — Rogersville

• Score: 64/100
• State rank: #168
• US rank: #14424

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,425

Population outlook (Hawkins County) Hauer SSP2

• Today (2025): 55,226 people
• By 2030: 53,784 · -2.6%
• By 2040: 50,015 · -9.4%
• By 2050: 45,682 · -17.3%
• By 2075: 36,211 · -34.4%
• By 2100: 26,536 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 2% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Hawkins

• 2024 margin: Solid R (+68.8) · D 15.2% · R 84.0%
• 2008→2024 swing: -26.9pp toward R · 2008: -42.0pp · 2024: -68.8pp
• All cycles: 2024: R+68.8 2020: R+65.8 2016: R+63.4 2012: R+47.0 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.64%
• Current HPI: 331.2027
• 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

-11.5% since first listed

8 events — show timeline

• 2026-03-14 Price Changed $154,900 TVRMLS
• 2026-03-14 Price Changed $154,900 TVRMLS
• 2026-01-29 Listed $168,500 TVRMLS
• 2026-01-16 Relisted — TVRMLS
• 2025-10-20 Price Changed $159,500 TVRMLS
• 2025-09-25 Price Changed $162,500 TVRMLS
• 2025-05-10 Price Changed $168,500 TVRMLS
• 2025-03-26 Listed $175,000 TVRMLS

Property tax history

+17.9%/yr

Latest (2025): $128 · +0.0% YoY. Source: county tax records.