249 Wiley England Rd · Sunbright, TN 37872

$69,999

2 bd · 1.0 ba · 920 sqft · SingleFamily public records · 88 Days on market

Built 1950 2.50 ac lot ↓ 7% since listing

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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
• DSCR +10.0/10.0
• Appreciation +9.8/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +1.3/10.0

Listing remarks

* * * OWNER FINANCING AVAILABLE WITH 20% DOWN * * * HOUSE WILL NEED TO BE TORE DOWN * * * * 2.5 acres of opportunity at 249 Wiley England Rd! This spacious property offers a great setting for those looking to build a new home, place a manufactured home, or invest in land with plenty of room to spread out. The property currently includes an older home that will need to be removed, creating a blank slate for your future plans. With 2.5 acres of usable land, there is ample space for a new build, workshop, garden, or additional outbuildings. The peaceful setting provides the privacy of country living while still being conveniently located within a short drive of nearby amenities. Whethe

Key facts

• Blank slate
• Investment property
• 2.5 acres

Tags

• 2.5 ACRES
• USABLE LAND
• PEACEFUL SETTING
• INVESTMENT PROPERTY
• BLANK SLATE

Property features AI

Finance

• Other: 2.5-acre lot

Exterior

• Parking: Off-street parking
• Utilities: Septic tank
• Home design: Detached property
• Construction: Block construction
• Exterior features: Level lot

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Propane heating; No central heating indicated; No cooling indicated
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($906 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 2.5% in Sunbright — 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 48/100 on livability (#419 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Morgan County (rural): math 14% / reading 18% proficiency, ranked #128 of 139 in TN (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 62 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (9.5% local appreciation)).
• Morgan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,799 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.43%
• DSCR: 1.78
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.3%
• Equity multiple: 3.75×
• Total profit: $53,893
• Equity at exit: $60,572

10-year hold

• IRR: 31.5%
• Equity multiple: 8.34×
• Total profit: $143,850
• Equity at exit: $128,064

Cash invested: $19,600 (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 37872

• Home prices YoY: 3.1%
• Active inventory: 62
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $906 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $285

Break-even live

Break-even rent $545

Max offer price $69,999

Occupancy floor 64%

Sensitivity live

Price	-10% $324	-5% $304	+0% $285	+5% $265	+10% $245
Rent	-10% $213	-5% $249	+0% $285	+5% $320	+10% $356
Rate	-1.0pp $320	-0.5pp $302	base $285	+0.5pp $266	+1.0pp $248

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-08
   days on market $69,999 Active 88 DOM
2. 2026-06-08
   days on market $69,999 Active 87 DOM
3. 2026-06-07
   days on market $69,999 Active 86 DOM
4. 2026-06-03
   days on market $69,999 Active 83 DOM
5. 2026-06-02
   days on market $69,999 Active 82 DOM
6. 2026-06-01
   days on market $69,999 Active 81 DOM
7. 2026-05-31
   days on market $69,999 Active 80 DOM
8. 2026-04-12
   price $69,999
9. 2026-04-06
   price $70,000
10. 2026-03-12
    listed $75,000 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: $415 · $35/mo
• Projected year-2 tax: $497 · $41/mo
• Expected delta: +$82/yr (+$7/mo · 19.8%)

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,868
• − Mortgage interest: −$3,921
• − Property taxes: −$415
• − Insurance: −$350
• − Repairs & maintenance: −$869
• − Management: −$869
• − Depreciation: −$2,036
• Taxable income: $2,407
• Est. tax owed @ 24.0%: −$578
• After-tax cash flow: $2,838/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: Morgan County
• NCES district ID: 4703090
• Math proficiency: 14% ▼ -3.00%
• Reading proficiency: 18% ▼ -2.00%
• Median HH income: $37,668
• Composite: 13.41/100
• National rank: #9528
• State rank: #128 of 139 in TN

Livability — Sunbright

• Score: 48/100
• State rank: #419
• US rank: #26176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,096

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 20,667 people
• By 2030: 20,166 · -2.4%
• By 2040: 18,913 · -8.5%
• By 2050: 17,524 · -15.2%
• By 2075: 14,582 · -29.4%
• By 2100: 11,694 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Slovak 7% Romanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 2%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+74.5) · D 12.3% · R 86.8%
• 2008→2024 swing: -34.2pp toward R · 2008: -40.3pp · 2024: -74.5pp
• All cycles: 2024: R+74.5 2020: R+70.0 2016: R+65.7 2012: R+45.3 2008: R+40.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.51%
• Current HPI: 315.5814
• 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

-6.7% since first listed

3 events — show timeline

• 2026-04-12 Price Changed $69,999 Knoxville MLS
• 2026-04-06 Price Changed $70,000 Knoxville MLS
• 2026-03-12 Listed $75,000 Knoxville MLS

Property tax history

+0.5%/yr

Latest (2025): $415 · +0.0% YoY. Source: county tax records.