1820 Ridgeway Dr · Kingsport, TN 37664

$139,000

2 bd · 1.0 ba · 845 sqft · SingleFamily public records · 161 Days on market

Built 1936 0.26 ac lot Est $167k · 17% 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.2/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderfully maintain home with a fabulous yard located in the heart of Kingsport! This home sits at the end of the road and is largely remodeled. There is a loft that can be used as an office and possibly a bedroom. Also, there is space in the basement that has a concrete floor and would great for storage. Sit out on the covered porch and relax. This home is a must see! Part or all of the information in this listing may have been obtained from a 3rd party and/or tax records and must be verified before assuming accurate. Buyer(s) must verify all information.

Key facts

• Laundry room
• Level lot
• Double pane windows

Tags

• ONE STORY COTTAGE
• DEAD END ROAD
• VINYL SIDING
• DOUBLE PANE WINDOWS
• LAUNDRY ROOM
• LEVEL LOT

Property features AI

Finance

• Other: Zoning: R1B; Lot dimensions approximately 77 x 153 feet (0.26 acres); Subdivision: Hillcrest Heights; Directions available

Exterior

• Parking: Gravel driveway
• Utilities: Public water; Public sewer
• Home design: Multi-family structure; Single-story; Residential single family residence
• Construction: Vinyl siding; Shingle roof
• Exterior features: Covered front porch; Level topography

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Double pane windows; Crawl space with sump pump
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Andrew Johnson Elementary School (math 50% / reading 48%, grade D, #133 of 952 statewide, top 14%, 543 students, 0% FRL); Ross N. Robinson Middle School (math 42% / reading 40%, grade F, #37 of 333 statewide, top 12%, 955 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: Rents rising (+3.7%/yr); 267 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $961 of loan paydown is wiped out by about $4k 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 + 3.7% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $33k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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. 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?
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: 1.12% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.74%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $167,310
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3806 Bonita St	0.27mi	2/2.0	886 (+5%)	1mo	$209,000	$236	75
1684 Ridgeway Dr	0.23mi	3/3.0 (+1)	847 (+0%)	3mo	$46,000	$54	74
2209 Locust St	0.31mi	2/1.0	780 (-8%)	0mo	$133,350	$171	73
3814 Bonita St	0.26mi	3/1.0 (+1)	796 (-6%)	7mo	$138,000	$173	68
3909 Bond Dr	0.36mi	2/1.0	768 (-9%)	7mo	$175,425	$228	62
2320 Woodridge Ave	0.54mi	2/1.0	884 (+5%)	6mo	$175,000	$198	62
2969 Ashley St	0.64mi	2/1.0	808 (-4%)	2mo	$170,000	$210	61
2122 Hawthorne St	0.24mi	2/1.0	966 (+14%)	11mo	$155,000	$160	55
1529 Central St	0.63mi	2/1.0	790 (-6%)	6mo	$100,000	$127	55
2324 Amy Ave	0.62mi	3/1.0 (+1)	896 (+6%)	2mo	$205,000	$229	54
3236 Ashley St	0.47mi	2/1.0	953 (+13%)	4mo	$238,000	$250	53

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 · 3.73% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $785
• Equity at exit: $20,725

10-year hold

• IRR: 10.8%
• Equity multiple: 1.87×
• Total profit: $33,921
• Equity at exit: $12,018

Cash invested: $38,920 (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 37664

• Home prices YoY: -24.5%
• Rents YoY: 3.7%
• Active inventory: 267
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$729
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $348

Break-even live

Break-even rent $1,110

Max offer price $139,000

Occupancy floor 73%

Sensitivity live

Price	-10% $427	-5% $388	+0% $348	+5% $309	+10% $270
Rent	-10% $226	-5% $287	+0% $348	+5% $410	+10% $471
Rate	-1.0pp $418	-0.5pp $384	base $348	+0.5pp $312	+1.0pp $276

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2110 Hawthorne St Kingsport, TN	2.0	1.0	1000	$1,800	$1.80	22d	1	0.18mi
2025 Sherwood Rd Kingsport, TN	2.0	1.0	754	$750	$0.99	22d	1	1.29mi
2117 Sherwood Rd Kingsport, TN	2.0	1.0	754	$1,300	$1.72	22d	1	1.31mi
1701 N John B Dennis Hwy Unit 42 Kingsport, TN	1.0	1.0	550	$825	$1.50	14d	1	1.44mi
1701 N John B Dennis Hwy Unit 21 Kingsport, TN	2.0	1.0	1000	$1,000	$1.00	14d	1	1.49mi

Listing history 30 events

1. 2026-06-19
   days on market $139,000 Active 161 DOM
2. 2026-06-18
   days on market $139,000 Active 160 DOM
3. 2026-06-17
   days on market $139,000 Active 159 DOM
4. 2026-06-16
   days on market $139,000 Active 158 DOM
5. 2026-06-15
   days on market $139,000 Active 157 DOM
6. 2026-06-14
   days on market $139,000 Active 155 DOM
7. 2026-06-13
   days on market $139,000 Active 154 DOM
8. 2026-06-10
   days on market $139,000 Active 152 DOM
9. 2026-06-09
   days on market $139,000 Active 151 DOM
10. 2026-06-08
    days on market $139,000 Active 150 DOM
11. 2026-06-07
    days on market $139,000 Active 149 DOM
12. 2026-06-05
    days on market $139,000 Active 146 DOM
13. 2026-06-03
    days on market $139,000 Active 145 DOM
14. 2026-06-02
    days on market $139,000 Active 144 DOM
15. 2026-06-01
    days on market $139,000 Active 143 DOM
16. 2026-05-31
    days on market $139,000 Active 142 DOM
17. 2026-05-30
    days on market $139,000 Active 141 DOM
18. 2026-05-12
    status Active
19. 2026-05-05
    status Pending
20. 2026-05-01
    status Active
21. 2026-05-01
    historical
22. 2026-04-22
    price $145,000
23. 2026-03-28
    price $152,000
24. 2026-02-19
    price $161,000
25. 2026-01-19
    price $169,500
26. 2026-01-02
    listed $172,000 Active
27. 2022-10-13
    soldstatus $132,000
28. 2022-10-03
    soldstatus $132,000 563-char remark

    Show marketing remark (563 chars)

    Wonderfully maintain home with a fabulous yard located in the heart of Kingsport! This home sits at the end of the road and is largely remodeled. There is a loft that can be used as an office and possibly a bedroom. Also, there is space in the basement that has a concrete floor and would great for storage. Sit out on the covered porch and relax. This home is a must see! Part or all of the information in this listing may have been obtained from a 3rd party and/or tax records and must be verified before assuming accurate. Buyer(s) must verify all information.

29. 2022-05-07
    listed $129,900 563-char remark

    Show marketing remark (563 chars)

    Wonderfully maintain home with a fabulous yard located in the heart of Kingsport! This home sits at the end of the road and is largely remodeled. There is a loft that can be used as an office and possibly a bedroom. Also, there is space in the basement that has a concrete floor and would great for storage. Sit out on the covered porch and relax. This home is a must see! Part or all of the information in this listing may have been obtained from a 3rd party and/or tax records and must be verified before assuming accurate. Buyer(s) must verify all information.

30. 2010-04-29
    soldstatus $50,000

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,080 · $90/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,611
• − Mortgage interest: −$7,786
• − Property taxes: −$1,080
• − Insurance: −$695
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$4,044
• Taxable income: $2,029
• Est. tax owed @ 24.0%: −$487
• After-tax cash flow: $3,694/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
• County: Sullivan County · 121,987 people
• City population: 83,493
• Metro: Kingsport-Bristol, TN-VA
• Population (ZIP): 28,267
• Household income: $63,653
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 739.0

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% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 4% Slovak 3% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

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: ▼ -85.12%
• Current HPI: 261.7474
• Rent YoY: ▲ 3.73%
• Metro: Kingsport-Bristol, TN-VA
• 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

+190.0% since first listed

13 events — show timeline

• 2026-05-12 Relisted — TVRMLS
• 2026-05-05 Pending — TVRMLS
• 2026-05-01 Relisted — TVRMLS
• 2026-05-01 Delisted — TVRMLS
• 2026-04-22 Price Changed $145,000 TVRMLS
• 2026-03-28 Price Changed $152,000 TVRMLS
• 2026-02-19 Price Changed $161,000 TVRMLS
• 2026-01-19 Price Changed $169,500 TVRMLS
• 2026-01-02 Listed $172,000 TVRMLS
• 2022-10-13 Sold (Public Records) $132,000 Public Records
• 2022-10-03 Sold (MLS) $132,000 TVRMLS
• 2022-05-07 Listed $129,900 TVRMLS
• 2010-04-29 Sold (Public Records) $50,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,080 · -0.2% YoY. Source: county tax records.