110 Disston Rd · Oak Ridge, TN 37830

$179,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 2 Days on market

Built 1943 0.34 ac lot Est $239k · 25% under

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Steeped in history, this charming ranch style home with just over a 1,000 sq ft sits nestled on a large park like yard. With two bedrooms and one bath, this ''A-Extended style home'' is one of the original homes constructed in 1943 for The Secret City Project. It features a covered carport and a crawl space for extra storage. This home greets you with a covered front porch, and it has been owned by the same family since its construction. The interior features a large eat in kitchen with the original custom Scheirich Company wooden cabinets and a large living/dining room area. Includes hardwood floors! Relax on the covered back porch while watching songbirds and the deer. The yard backs up

Key facts

• Covered front porch
• Large eat in kitchen
• Crawl space

Tags

• COVERED CARPORT
• CRAWL SPACE
• COVERED FRONT PORCH
• LARGE EAT IN KITCHEN
• LARGE LIVING DINING ROOM
• COVERED BACK PORCH

Property features AI

Exterior

• Parking: Detached carport; On-street parking; 1 carport space
• Utilities: Public sewer
• Home design: Detached property; 1,008 building area (per tax records)
• Construction: Cement siding; Block and frame construction
• Exterior features: Rolling slope lot; Country setting with wooded views

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Electric heating; Other heating; Window air conditioning units
• Interior features: 5 total rooms; Wood-burning fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/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 $168k (6.5% below list).
• Recommended offer: $168k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.4% in Oak Ridge — 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 78/100 on livability (#4 in TN, #2,605 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• Oak Ridge (suburban): math 34% / reading 37% proficiency, ranked #23 of 139 in TN (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glenwood Elementary (math 67% / reading 52%, grade B-, #60 of 952 statewide, top 7%, 367 students, 0% FRL); Jefferson Middle School (math 32% / reading 33%, grade F, #81 of 333 statewide, top 26%, 721 students, 0% FRL); Oak Ridge High School (math 10% / reading 53%, grade F, #69 of 332 statewide, top 21%, 1,587 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.1%/yr); 189 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 400 units permitted in Anderson County in 2024 (91 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,291 (6.5% below list)

Questions for the listing agent

1. Built in 1943 — 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. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $238,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Dewey Rd	0.16mi	2/1.0	960 (-5%)	1mo	$286,000	$298	84
103 Cahill Ln	0.16mi	3/1.0 (+1)	944 (-6%)	1mo	$245,000	$260	76
135 W Arrowwood Rd	0.31mi	3/1.0 (+1)	1,048 (+4%)	9mo	$250,000	$239	66
119 W Arrowwood Rd	0.37mi	3/1.0 (+1)	1,056 (+5%)	8mo	$260,000	$246	63
119 Aspen Ln	0.39mi	3/1.0 (+1)	1,056 (+5%)	7mo	$190,000	$180	63
114 Aspen Ln	0.39mi	3/1.0 (+1)	1,056 (+5%)	8mo	$240,000	$227	62
117 California Ave	0.18mi	3/1.0 (+1)	1,125 (+12%)	8mo	$210,000	$187	60
112 Andover Cir	0.65mi	3/1.0 (+1)	1,056 (+5%)	1mo	$242,000	$229	56
121 Amherst Ln	0.69mi	3/1.0 (+1)	1,056 (+5%)	3mo	$285,000	$270	52
516 Delaware Ave	0.46mi	2/1.0	1,144 (+14%)	6mo	$259,500	$227	51
126 Atlanta	0.66mi	3/1.0 (+1)	1,056 (+5%)	8mo	$249,900	$237	50
101 Olmstead Ln	0.52mi	2/1.0	1,152 (+14%)	10mo	$265,000	$230	43

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-13,383
• Equity at exit: $26,824

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $8,976
• Equity at exit: $15,554

Cash invested: $50,372 (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 37830

• Home prices YoY: -33.2%
• Rents YoY: 3.1%
• Active inventory: 189
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,683 high
• Mortgage (P&I): −$943
• Tax from tax record: −$65 /mo · $784/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $246

Break-even live

Break-even rent $1,372

Max offer price $179,900

Occupancy floor 80%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Arkansas Ave Oak Ridge, TN	3.0	1.0	1056	$1,600	$1.52	19d	1	0.56mi
113 Arcadia Ln Unit B Oak Ridge, TN	2.0	1.5	905	$1,500	$1.66	3d	1	0.85mi
116 Arcadia Ln Unit A Oak Ridge, TN	2.0	1.5	1164	$1,795	$1.54	3d	1	0.89mi
110 Emerson Cir Oak Ridge, TN	3.0	2.5	1450	$1,995	$1.38	3d	1	0.94mi
100 E Tennessee Ave Unit 101 Oak Ridge, TN	2.0	1.0	889	$1,575	$1.77	3d	1	0.99mi
82 E Tennessee Ave Oak Ridge, TN	2.0	1.0	710	$1,475	$2.08	3d	5	1.06mi
101 E Magnolia Ln Oak Ridge, TN	3.0	1.0	1395	$2,000	$1.43	23d	1	1.43mi

Listing history 1 events

1. 2026-05-26
   listed $179,900 Active

ⓘ 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: $784 · $65/mo
• Projected year-2 tax: $1,277 · $106/mo
• Expected delta: +$493/yr (+$41/mo · 62.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,195
• − Mortgage interest: −$10,077
• − Property taxes: −$784
• − Insurance: −$900
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$5,233
• Taxable loss: −$30
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $2,957/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: Oak Ridge
• NCES district ID: 4703240
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $49,949
• Composite: 30.75/100
• National rank: #6159
• State rank: #23 of 139 in TN

Livability — Oak Ridge

• Score: 78/100
• State rank: #4
• US rank: #2605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Ridge, TN
• County: Anderson County · 33,038 people
• City population: 33,038
• Metro: Knoxville, TN
• Population (ZIP): 33,038
• Household income: $72,269
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 914.0

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 76,963 people
• By 2030: 77,226 · +0.3%
• By 2040: 76,905 · -0.1%
• By 2050: 75,405 · -2.0%
• By 2075: 70,858 · -7.9%
• By 2100: 60,585 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 7% Hispanic / Latino 6% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Slovak 3% Italian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 5% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+35.7) · D 31.5% · R 67.3% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -26.2pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.2 2016: R+34.3 2012: R+29.8 2008: R+26.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -160.89%
• Current HPI: 323.0396
• Rent YoY: ▲ 3.11%
• Metro: Knoxville, 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

1 event — show timeline

• 2026-05-26 Listed $179,900 Knoxville MLS

Property tax history

-0.9%/yr

Latest (2025): $784 · +45.7% YoY. Source: county tax records.