1721 Charles St · Kingsport, TN 37660

$38,000

2 bd · 1.0 ba · 750 sqft · SingleFamily public records · 29 Days on market

Built 1933 3,920 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable starter home or sweat equity opportunity in Kingsport's historic Riverview neighborhood! This 1933 vernacular cottage offers 750 sqft with 1 bath, sitting on an elevated lot with stunning Bays Mountain views to the south. Just 1.7 miles to downtown Kingsport, close to shops, restaurants and Domtar Park. Zoned for top-rated Kingsport City Schools (Roosevelt Elementary, John Sevier Middle ranked among the best districts in East Tennessee. Inside city limits with public water and sewer, low property tax base and quick access to I-26 and US-11W. Unfinished basement and a fenced in yard! Home needs cosmetic updates and a new roof, but offers solid bones, character and a price point we

Key facts

• Close to restaurants
• Close to domtar park
• Quick access to i-26

Tags

• BAYS MOUNTAIN VIEWS
• CLOSE TO SHOPS
• CLOSE TO RESTAURANTS
• CLOSE TO DOMTAR PARK
• PUBLIC WATER AND SEWER
• QUICK ACCESS TO I-26

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; House structure
• Construction: Block and concrete construction; Other construction materials; Concrete perimeter foundation; Built with concrete elements
• Exterior features: Asphalt shingle roof; Topography: other

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Space heater for heating
• Interior features: Concrete, unfinished basement; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $37k (1.5% below list) — sets the bar for market timing.
• Cap rate 29.6% 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: Theodore Roosevelt Elementary School (math 27% / reading 22%, grade F, #546 of 952 statewide, top 61%, 277 students, 0% FRL); John Sevier Middle School (math 21% / reading 24%, grade F, #172 of 333 statewide, top 52%, 750 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 fast (+8.0%/yr); 239 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).
• This rent runs 30% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $263 of loan paydown is wiped out by about $1k 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 + 8.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $38k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,430 (1.5% below list)

Questions for the listing agent

1. Built in 1933 — 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 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?
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: 3.28% ✓
• Cap rate: 29.57%
• Cash-on-cash: 83.12%
• DSCR: 4.70
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $139,500
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1744 Mcgee St	0.07mi	2/1.0	816 (+9%)	11mo	$120,000	$147	72
1024 Fairview Ave	0.27mi	2/1.0	768 (+2%)	17mo	$143,000	$186	69
2020 Holly St	0.60mi	2/1.0	792 (+6%)	11mo	$100,000	$126	54
1105 Tranbarger Dr	0.63mi	2/1.0	696 (-7%)	7mo	$80,000	$115	53
1613 Lake St	0.15mi	2/2.0	856 (+14%)	22mo	$182,000	$213	47
117 Dalton St	0.54mi	2/1.0	843 (+12%)	9mo	$157,900	$187	47
475 Virgil Ave	0.58mi	2/1.0	832 (+11%)	19mo	$117,500	$141	39
1929 Greenway St	0.75mi	2/1.0	840 (+12%)	8mo	$163,000	$194	38
625 Plantation Rd	0.66mi	3/1.0 (+1)	824 (+10%)	20mo	$195,000	$237	31

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 · 7.95% rent growth · sell at horizon

5-year hold

• IRR: 88.9%
• Equity multiple: 5.45×
• Total profit: $47,310
• Equity at exit: $5,666

10-year hold

• IRR: 93.0%
• Equity multiple: 13.34×
• Total profit: $131,308
• Equity at exit: $3,286

Cash invested: $10,640 (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 37660

• Home prices YoY: -24.2%
• Rents YoY: 8.0%
• Active inventory: 239
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$199
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $737

Break-even live

Break-even rent $313

Max offer price $38,000

Occupancy floor 36%

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 Riverside Ave Kingsport, TN	2.0	1.0	690	$1,500	$2.17	21d	1	0.14mi
1200 Riverside Ave Kingsport, TN	2.0	1.0	624	$1,200	$1.92	13d	1	0.14mi
812 Burwind Ct Unit 812-3 Kingsport, TN	2.0	1.0	800	$950	$1.19	21d	1	0.70mi
100 Finley Villas Ct Unit 201 Kingsport, TN	1.0	1.0	540	$750	$1.39	13d	1	0.80mi
1040 Tiptop Ave Kingsport, TN	2.0–3.0	2.0	947	$960	$1.01	13d	1	0.93mi
208 Gravely Rd Kingsport, TN	2.0	1.0	780	$1,249	$1.60	13d	1	1.25mi
133 Walker St Kingsport, TN	2.0	1.5	840	$975	$1.16	21d	1	1.26mi
724 Teasel Dr Kingsport, TN	1.0–2.0	1.0	927	$999	$1.08	21d	1	1.27mi
1528 Lynn Garden Dr Unit 5 Kingsport, TN	1.0	1.0	650	$750	$1.15	43d	1	1.29mi
1621 Arbor Pl Unit 4 Kingsport, TN	2.0	1.0	900	$1,000	$1.11	43d	1	1.34mi
455 W Sullivan St Kingsport, TN	1.0–3.0	1.0–2.0	988	$1,647	$1.67	13d	16	1.35mi

Listing history 24 events

1. 2026-06-19
   days on market $38,000 Active 29 DOM
2. 2026-06-18
   days on market $38,000 Active 28 DOM
3. 2026-06-17
   price $38,000 Active 27 DOM
4. 2026-06-17
   days on market $44,000 Active 27 DOM
5. 2026-06-16
   days on market $44,000 Active 26 DOM
6. 2026-06-15
   days on market $44,000 Active 25 DOM
7. 2026-06-14
   days on market $44,000 Active 23 DOM
8. 2026-06-13
   days on market $44,000 Active 22 DOM
9. 2026-06-10
   days on market $44,000 Active 20 DOM
10. 2026-06-09
    days on market $44,000 Active 19 DOM
11. 2026-06-08
    days on market $44,000 Active 18 DOM
12. 2026-06-07
    days on market $44,000 Active 17 DOM
13. 2026-06-05
    days on market $44,000 Active 14 DOM
14. 2026-06-03
    pricedays on market $44,000 Active 13 DOM
15. 2026-06-02
    days on market $50,000 Active 12 DOM
16. 2026-06-01
    days on market $50,000 Active 11 DOM
17. 2026-05-31
    days on market $50,000 Active 10 DOM
18. 2026-05-30
    days on market $50,000 Active 9 DOM
19. 2026-05-21
    listed $50,000 Active
20. 2006-01-24
    soldstatus $19,700
21. 2002-06-07
    soldstatus $19,900
22. 2001-11-01
    soldstatus $19,900
23. 2001-11-01
    soldstatus $19,900
24. 1990-10-17
    soldstatus $7,500

ⓘ 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: $388 · $32/mo
• Projected year-2 tax: $388 · $32/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 2/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥101°F today · 18 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: $14,954
• − Mortgage interest: −$2,129
• − Property taxes: −$388
• − Insurance: −$190
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$1,105
• Taxable income: $8,749
• Est. tax owed @ 24.0%: −$2,100
• After-tax cash flow: $6,744/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: 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): 40,996
• Household income: $49,191
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1384.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 4% Black 4% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Slovak 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -80.93%
• Current HPI: 252.9821
• Rent YoY: ▲ 7.95%
• 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

+566.7% since first listed

6 events — show timeline

• 2026-05-21 Listed $50,000 TVRMLS
• 2006-01-24 Sold (Public Records) $19,700 Public Records
• 2002-06-07 Sold (Public Records) $19,900 Public Records
• 2001-11-01 Sold (Public Records) $19,900 Public Records
• 2001-11-01 Sold (Public Records) $19,900 Public Records
• 1990-10-17 Sold (Public Records) $7,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $388 · +61.0% YoY. Source: county tax records.