2012 Ackerson Creek Rd · Mountain City, TN 37683

$185,000

2 bd · 1.0 ba · 540 sqft · SingleFamily public records · 55 Days on market

Built 1986 0.50 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0

Listing remarks MLS

Looking for a great get-a-way with NO RESTRICTIONS? This home would make the perfect place to visit part of the time and make a perfect Air B n B when you don't want to stay in it yourself. Or this would be a great place to downsize to. The home offers one bedroom and one bath, a living room, dining area, and a kitchen. An extra lot is also available that would be perfect for a camper, a tiny home, or a mobile home. The extra lot has a water meter and possibly a septic tank. This extra lot would also be a perfect place for the garden that you have always wanted. The property also has a storage building that could have many uses. Sit on the covered front porch and enjoy the sound of the creek that is across the road. This home is only minutes from Damascus, VA and the ''Creeper Trail'', hiking trails, Watauga Lake and downtown Mountain City. Asking $125,000.00.

Key facts

• Appalachian trail
• South holston lakes
• Watauga lakes

Tags

• DOWNTOWN MOUNTAIN CITY
• CREEPER TRAIL
• APPALACHIAN TRAIL
• BRISTOL MOTOR SPEEDWAY
• WATAUGA LAKES
• SOUTH HOLSTON LAKES

Property features AI

Exterior

• Parking: Carport; Gravel parking
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Single-family house; One level
• Construction: Metal roof
• Exterior features: Covered patio/porch; Deck; Front porch; Greenhouse; Storage; Workshop; Has a view; Cleared, level, sloped and wooded topography

Interior

• Kitchen: Range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Fireplace heating; Ceiling fan cooling
• Interior features: Fireplace in the living room; 6 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-279 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (31.6% below list).
• Recommended offer: $126k (31.6% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 2.1% in Mountain 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 63/100 on livability (#191 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: housing C-, health & safety C-, amenities F.
• Johnson County (rural): math 27% / reading 31% proficiency, ranked #69 of 139 in TN (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Laurel Elementary (math 24% / reading 34%, grade F, #423 of 952 statewide, top 48%, 79 students, 0% FRL); Johnson Co Middle School (math 28% / reading 31%, grade F, #107 of 333 statewide, top 33%, 284 students, 0% FRL); Johnson Co High School (math 17% / reading 32%, grade F, #129 of 332 statewide, top 43%, 643 students, 0% FRL) — zoned schools average 0% FRL vs 59% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 131 active listings in the ZIP; 6 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Johnson County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $117k; list at $185k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,490 (31.6% 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 55 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.47%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.60×
• Total profit: $82,991
• Equity at exit: $166,663

10-year hold

• IRR: 18.1%
• Equity multiple: 5.99×
• Total profit: $258,418
• Equity at exit: $359,414

Cash invested: $51,800 (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 37683

• Home prices YoY: 10.5%
• Active inventory: 131
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-279

Break-even live

Break-even rent $1,618

Max offer price $144,596

Occupancy floor —

Sensitivity live

Price	-10% $-151	-5% $-215	+0% $-279	+5% $-343	+10% $-407
Rent	-10% $-379	-5% $-329	+0% $-279	+5% $-229	+10% $-179
Rate	-1.0pp $-186	-0.5pp $-232	base $-279	+0.5pp $-327	+1.0pp $-376

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $185,000 Active 55 DOM
2. 2026-06-19
   days on market $185,000 Active 53 DOM
3. 2026-06-18
   days on market $185,000 Active 52 DOM
4. 2026-06-17
   days on market $185,000 Active 51 DOM
5. 2026-06-16
   days on market $185,000 Active 50 DOM
6. 2026-06-15
   days on market $185,000 Active 49 DOM
7. 2026-06-14
   days on market $185,000 Active 47 DOM
8. 2026-06-13
   days on market $185,000 Active 46 DOM
9. 2026-06-10
   days on market $185,000 Active 44 DOM
10. 2026-06-09
    days on market $185,000 Active 43 DOM
11. 2026-06-09
    price $185,000 Active 42 DOM
12. 2026-06-08
    days on market $199,999 Active 42 DOM
13. 2026-06-07
    days on market $199,999 Active 41 DOM
14. 2026-06-02
    days on market $199,999 Active 36 DOM
15. 2026-06-01
    days on market $199,999 Active 35 DOM
16. 2026-05-31
    days on market $199,999 Active 34 DOM
17. 2026-05-30
    days on market $199,999 Active 33 DOM
18. 2026-04-27
    listed $199,999 Active
19. 2023-05-26
    soldstatus $117,000 Closed 873-char remark

    Show marketing remark (873 chars)

    Looking for a great get-a-way with NO RESTRICTIONS? This home would make the perfect place to visit part of the time and make a perfect Air B n B when you don't want to stay in it yourself. Or this would be a great place to downsize to. The home offers one bedroom and one bath, a living room, dining area, and a kitchen. An extra lot is also available that would be perfect for a camper, a tiny home, or a mobile home. The extra lot has a water meter and possibly a septic tank. This extra lot would also be a perfect place for the garden that you have always wanted. The property also has a storage building that could have many uses. Sit on the covered front porch and enjoy the sound of the creek that is across the road. This home is only minutes from Damascus, VA and the ''Creeper Trail'', hiking trails, Watauga Lake and downtown Mountain City. Asking $125,000.00.

20. 2023-04-27
    historical Active Under Contract 873-char remark

    Show marketing remark (873 chars)

    Looking for a great get-a-way with NO RESTRICTIONS? This home would make the perfect place to visit part of the time and make a perfect Air B n B when you don't want to stay in it yourself. Or this would be a great place to downsize to. The home offers one bedroom and one bath, a living room, dining area, and a kitchen. An extra lot is also available that would be perfect for a camper, a tiny home, or a mobile home. The extra lot has a water meter and possibly a septic tank. This extra lot would also be a perfect place for the garden that you have always wanted. The property also has a storage building that could have many uses. Sit on the covered front porch and enjoy the sound of the creek that is across the road. This home is only minutes from Damascus, VA and the ''Creeper Trail'', hiking trails, Watauga Lake and downtown Mountain City. Asking $125,000.00.

21. 2023-04-14
    listed $124,900 Active 873-char remark

    Show marketing remark (873 chars)

    Looking for a great get-a-way with NO RESTRICTIONS? This home would make the perfect place to visit part of the time and make a perfect Air B n B when you don't want to stay in it yourself. Or this would be a great place to downsize to. The home offers one bedroom and one bath, a living room, dining area, and a kitchen. An extra lot is also available that would be perfect for a camper, a tiny home, or a mobile home. The extra lot has a water meter and possibly a septic tank. This extra lot would also be a perfect place for the garden that you have always wanted. The property also has a storage building that could have many uses. Sit on the covered front porch and enjoy the sound of the creek that is across the road. This home is only minutes from Damascus, VA and the ''Creeper Trail'', hiking trails, Watauga Lake and downtown Mountain City. Asking $125,000.00.

22. 2000-03-21
    soldstatus $24,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 9 d/yr ≥87°F today · 25 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: $15,179
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$5,382
• Taxable loss: −$6,695
• Est. tax savings @ 24.0%: +$1,607
• After-tax cash flow: $-1,744/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: Johnson County
• NCES district ID: 4702160
• Math proficiency: 27% ▼ -11.00%
• Reading proficiency: 31% ▬ 0.00%
• Median HH income: $31,298
• Composite: 23.58/100
• National rank: #7852
• State rank: #69 of 139 in TN

Livability — Mountain City

• Score: 63/100
• State rank: #191
• US rank: #15252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,716

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 16,842 people
• By 2030: 16,158 · -4.1%
• By 2040: 14,682 · -12.8%
• By 2050: 13,306 · -21.0%
• By 2075: 11,087 · -34.2%
• By 2100: 9,360 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Black 5% Hispanic / Latino 3%
• Common ancestry: Serbian 5% Slovak 3% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+69.3) · D 15.0% · R 84.3%
• 2008→2024 swing: -27.1pp toward R · 2008: -42.2pp · 2024: -69.3pp
• All cycles: 2024: R+69.3 2020: R+66.9 2016: R+67.3 2012: R+50.5 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 29.22%
• Current HPI: 307.8545
• 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

+733.3% since first listed

5 events — show timeline

• 2026-04-27 Listed $199,999 TVRMLS
• 2023-05-26 Sold (MLS) $117,000 TVRMLS
• 2023-04-27 Contingent — TVRMLS
• 2023-04-14 Listed $124,900 TVRMLS
• 2000-03-21 Sold (Public Records) $24,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $232 · +0.0% YoY. Source: county tax records.