135 Highland St · Newport, TN 37821

$95,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 1 Days on market

Built 1920 8,276 sqft lot

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Why this score? — see what drove the C+ 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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

GREAT FIXER UPPER 3 BEDROOMS, 1 BATH IN THE CITY WOULD BE A GREAT INVESTMENT PROPERTY.

Key facts

• 8,276 sq ft lot
• Built 1920

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected (circuit breakers)
• Home design: Single-family house; One story; Fixer condition
• Construction: Masonite exterior; Block foundation; Built with one level
• Exterior features: Covered porch; Back yard; City lot; Level lot; Publicly maintained road frontage on a city street

Interior

• Kitchen: Eat-in kitchen; Laminate countertops
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fan cooling
• Interior features: Eat-in kitchen; Ceiling fans; Laminate countertops; Metal fireplace
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.6% vs local median 2.9% in Newport — 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 56/100 on livability (#347 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, crime F, amenities F.
• Newport (town): math 34% / reading 37% proficiency, ranked #36 of 139 in TN (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 219 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 13 units permitted in Cocke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cocke County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $95,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.65%
• DSCR: 1.52
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,061
• Equity at exit: $14,165

10-year hold

• IRR: 10.7%
• Equity multiple: 1.83×
• Total profit: $22,118
• Equity at exit: $8,214

Cash invested: $26,600 (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 37821

• Home prices YoY: -7.3%
• Active inventory: 219
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$94 /mo · $1,127/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $258

Break-even live

Break-even rent $800

Max offer price $95,000

Occupancy floor 72%

Sensitivity live

Price	-10% $312	-5% $285	+0% $258	+5% $231	+10% $205
Rent	-10% $169	-5% $214	+0% $258	+5% $303	+10% $347
Rate	-1.0pp $306	-0.5pp $283	base $258	+0.5pp $234	+1.0pp $209

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Mulberry St Newport, TN	2.0	1.0	770	$1,000	$1.30	44d	1	0.20mi
405 Bicentennial Way Apt 106 Newport, TN	2.0	1.0	920	$1,150	$1.25	44d	1	0.26mi
616 Commanche Dr Newport, TN	2.0	1.0	900	$1,248	$1.39	44d	1	0.61mi
535 Old Knoxville Hwy Unit 3 Newport, TN	2.0	1.5	912	$1,425	$1.56	44d	1	1.15mi

Listing history 2 events

1. 2026-06-07
   remarks 86-char remark
2. 2026-06-07
   listed $95,000 Pending 1 DOM

ⓘ 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: $1,127 · $94/mo
• Projected year-2 tax: $1,127 · $94/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 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,519
• − Mortgage interest: −$5,321
• − Property taxes: −$1,127
• − Insurance: −$475
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$2,764
• Taxable income: $1,669
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $2,699/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: Newport
• NCES district ID: 4703210
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $22,810
• Composite: 28.16/100
• National rank: #6813
• State rank: #36 of 139 in TN

Livability — Newport

• Score: 56/100
• State rank: #347
• US rank: #22944

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport, TN
• Population (ZIP): 22,113

Population outlook (Cocke County) Hauer SSP2

• Today (2025): 33,586 people
• By 2030: 32,394 · -3.5%
• By 2040: 29,727 · -11.5%
• By 2050: 27,075 · -19.4%
• By 2075: 22,590 · -32.7%
• By 2100: 19,643 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 1% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cocke

• 2024 margin: Solid R (+68.2) · D 15.4% · R 83.7%
• 2008→2024 swing: -23.3pp toward R · 2008: -44.9pp · 2024: -68.2pp
• All cycles: 2024: R+68.2 2020: R+64.8 2016: R+64.5 2012: R+49.4 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.44%
• Current HPI: 311.4626
• 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

2 events — show timeline

• 2026-06-05 Pending — LAAR
• 2026-06-01 Listed $95,000 LAAR

Property tax history

+8.0%/yr

Latest (2025): $1,127 · +51.5% YoY. Source: county tax records.