558560 W Outer Dr · Oak Ridge, TN 37830

$305,000

4 bd · 2.0 ba · 1,425 sqft · MultiFamily · 243 Days on market

Built 1943 Est $285k · 7% over ↓ 15% 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).

• Cash flow +16.3/30.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• ARV discount +4.3/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Fantastic investment opportunity in Oak Ridge! This duplex features one spacious 2-bedroom, 1-bath unit, and one 3-bedroom, 1-bath unit, each with new luxury vinyl plank (LVP) flooring and washer/dryer hookups for added convenience. Both units currently occupied and under lease totaling $2,500 monthly income. The units offer functional layouts with plenty of natural light. The property includes a shared yard space, perfect for outdoor enjoyment or tenant gatherings. Conveniently located near local amenities, schools, and shopping, this property is ideal for investors or owner-occupants seeking rental income. Don't miss this chance to own a versatile duplex in a desirable area!

Key facts

• Natural light
• Washer dryer hookups
• New lvp flooring

Tags

• NEW LVP FLOORING
• WASHER DRYER HOOKUPS
• SHARED YARD SPACE
• NATURAL LIGHT
• LOCAL AMENITIES
• SCHOOLS

Property features AI

Finance

• Financial info: Annual tax listed (amount not included per instructions)

Exterior

• Utilities: Electricity available
• Home design: Residential income property (duplex); Attached property; Three or more levels
• Construction: Frame and brick construction with vinyl siding; Other roof type
• Exterior features: Lot approximately 25,700 sq ft (about 0.59 acres)

Interior

• Bedrooms: One 3-bedroom unit; One 2-bedroom unit
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Other heating and cooling features listed
• Interior features: Wood and vinyl flooring; Central heating (electric); Central air conditioning
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $305k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive. Per door: $84/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (5.6% below list).
• Recommended offer: $268k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Willow Brook Elementary (math 27% / reading 22%, grade F, #546 of 952 statewide, top 61%, 391 students, 0% FRL); Robertsville Middle School (math 32% / reading 31%, grade F, #89 of 333 statewide, top 28%, 702 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 400 units permitted in Anderson County in 2024 (91 in 5+ unit buildings).
• At $2,880/mo this rent would consume 48% of the median local household income ($72k/yr) (locally 914% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $268,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $285,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
460 W Outer Dr	0.48mi	4/2.0	1,425 (0%)	9mo	$340,000	$239	70
178180 Hillside Rd	0.74mi	5/— (+1)	1,425 (0%)	6mo	$285,000	$200	55
178 & 180 Hillside Rd	0.75mi	5/— (+1)	1,425 (0%)	6mo	$285,000	$200	55

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-38,398
• Equity at exit: $45,476

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-18,217
• Equity at exit: $26,371

Cash invested: $85,400 (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: 18.6×

Monthly cashflow live

• Estimated rent: $2,880 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $167

Break-even live

Break-even rent $2,668

Max offer price $305,000

Occupancy floor 89%

Sensitivity live

Price	-10% $378	-5% $273	+0% $167	+5% $62	+10% $-43
Rent	-10% $-60	-5% $54	+0% $167	+5% $281	+10% $395
Rate	-1.0pp $321	-0.5pp $245	base $167	+0.5pp $88	+1.0pp $8

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,368
1× unit	3	1	$1,512
Total (2 units)			$2,880

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Wakeman Ln Oak Ridge, TN	3.0	1.0	1100	$1,550	$1.41	4d	1	0.20mi
102 Wainwright Rd Oak Ridge, TN	3.0	1.5	1250	$1,295	$1.04	4d	1	0.33mi
219 Highland Ave Unit 1 Oak Ridge, TN	3.0	1.0	950	$1,595	$1.68	4d	1	0.57mi
156 N Illinois Ave Oak Ridge, TN	3.0	2.0	1326	$1,695	$1.28	4d	1	0.66mi
289 Royce Cir Oak Ridge, TN	2.0–3.0	2.0	1063	$1,516	$1.43	4d	3	0.79mi

Listing history 23 events

1. 2026-06-22
   days on market $305,000 Active 243 DOM
2. 2026-06-18
   days on market $305,000 Active 240 DOM
3. 2026-06-17
   days on market $305,000 Active 239 DOM
4. 2026-06-16
   days on market $305,000 Active 238 DOM
5. 2026-06-15
   days on market $305,000 Active 237 DOM
6. 2026-06-14
   days on market $305,000 Active 235 DOM
7. 2026-06-10
   days on market $305,000 Active 232 DOM
8. 2026-06-09
   days on market $305,000 Active 231 DOM
9. 2026-06-08
   days on market $305,000 Active 230 DOM
10. 2026-06-07
    days on market $305,000 Active 229 DOM
11. 2026-06-03
    days on market $305,000 Active 225 DOM
12. 2026-06-02
    days on market $305,000 Active 224 DOM
13. 2026-06-01
    days on market $305,000 Active 223 DOM
14. 2026-05-31
    days on market $305,000 Active 222 DOM
15. 2026-05-31
    days on market $305,000 Active 221 DOM
16. 2026-04-16
    price $305,000
17. 2026-02-10
    price $310,000
18. 2026-01-27
    price $315,000
19. 2026-01-14
    price $320,000
20. 2026-01-07
    price $323,000
21. 2025-10-21
    listed $325,000 Active
22. 2025-06-05
    historical 685-char remark

    Show marketing remark (685 chars)

    Fantastic investment opportunity in Oak Ridge! This duplex features one spacious 2-bedroom, 1-bath unit, and one 3-bedroom, 1-bath unit, each with new luxury vinyl plank (LVP) flooring and washer/dryer hookups for added convenience. Both units currently occupied and under lease totaling $2,500 monthly income. The units offer functional layouts with plenty of natural light. The property includes a shared yard space, perfect for outdoor enjoyment or tenant gatherings. Conveniently located near local amenities, schools, and shopping, this property is ideal for investors or owner-occupants seeking rental income. Don't miss this chance to own a versatile duplex in a desirable area!

23. 2025-05-01
    listed $358,000 Active 685-char remark

    Show marketing remark (685 chars)

    Fantastic investment opportunity in Oak Ridge! This duplex features one spacious 2-bedroom, 1-bath unit, and one 3-bedroom, 1-bath unit, each with new luxury vinyl plank (LVP) flooring and washer/dryer hookups for added convenience. Both units currently occupied and under lease totaling $2,500 monthly income. The units offer functional layouts with plenty of natural light. The property includes a shared yard space, perfect for outdoor enjoyment or tenant gatherings. Conveniently located near local amenities, schools, and shopping, this property is ideal for investors or owner-occupants seeking rental income. Don't miss this chance to own a versatile duplex in a desirable area!

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,560
• − Mortgage interest: −$17,085
• − Property taxes: −$4,575
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,765
• − Management: −$2,765
• − Depreciation: −$8,873
• Taxable loss: −$3,027
• Est. tax savings @ 24.0%: +$726
• After-tax cash flow: $2,735/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

-14.8% since first listed

8 events — show timeline

• 2026-04-16 Price Changed $305,000 REALTRACS as Distributed by MLS Grid
• 2026-02-10 Price Changed $310,000 REALTRACS as Distributed by MLS Grid
• 2026-01-27 Price Changed $315,000 REALTRACS as Distributed by MLS Grid
• 2026-01-14 Price Changed $320,000 REALTRACS as Distributed by MLS Grid
• 2026-01-07 Price Changed $323,000 REALTRACS as Distributed by MLS Grid
• 2025-10-21 Listed $325,000 REALTRACS as Distributed by MLS Grid
• 2025-06-05 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-05-01 Listed $358,000 REALTRACS as Distributed by MLS Grid