690 Stevens St · Rogersville, TN 37857

$110,000

3 bd · 2.0 ba · 1,842 sqft · SingleFamily public records · 3 Days on market

Built 1988 0.93 ac lot ↓ 12% 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +6.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Welcome to this basement ranch nestled in the heart of Rogersville, Tennessee! This home offers a ton of potential, featuring a full walkout basement that can be finished to create additional living space tailored to your needs. The home has a roof that's only 2 years old, along with a new garage door system and a dishwasher that are both less than 2 years old. The home is getting a new HVAC, and is being sold as is, where as, the Seller will do no repairs. Inside, you'll find a spacious kitchen that opens seamlessly into the living area, perfect for entertaining or enjoying family time. Cozy up by the gas fireplace on cooler evenings, finish the basement to have another fireplace or take advantage of the full attic for ample storage. Despite being within the city limits, this home offers a rare sense of seclusion on its expansive, private lot. Don't miss the opportunity to make this versatile property your own—schedule a showing today, and let's make this; A home to hang YOUR hat!

Key facts

• Cathedral ceilings
• Full attic
• Two fireplaces

Tags

• FULL WALKOUT BASEMENT
• 2 CAR ATTACHED GARAGE
• TWO FIREPLACES
• FULL ATTIC
• CATHEDRAL CEILINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.4% vs local median 2.8% in Rogersville — 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 64/100 on livability (#168 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Rogersville (town): math 24% / reading 31% proficiency, ranked #81 of 139 in TN (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 209 active listings in the ZIP; 151 units permitted in Hawkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($761 loan paydown + $4k appreciation (3.6% local appreciation)).
• Hawkins County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $110,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.22% ✓
• Cap rate: 9.37%
• Cash-on-cash: 11.01%
• DSCR: 1.49
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $368,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
368 Oak Grove Rd	0.55mi	4/2.0 (+1)	1,904 (+3%)	2mo	$380,000	$200	62
502 Oak Grove Rd	0.54mi	3/2.0	1,610 (-13%)	22mo	$239,700	$149	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.14×
• Total profit: $35,027
• Equity at exit: $53,451

10-year hold

• IRR: 20.1%
• Equity multiple: 4.08×
• Total profit: $95,016
• Equity at exit: $85,622

Cash invested: $30,800 (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 37857

• Home prices YoY: 1.1%
• Active inventory: 209
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$156 /mo · $1,875/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $283

Break-even live

Break-even rent $986

Max offer price $110,000

Occupancy floor 74%

Sensitivity live

Price	-10% $345	-5% $314	+0% $283	+5% $251	+10% $220
Rent	-10% $176	-5% $229	+0% $283	+5% $336	+10% $389
Rate	-1.0pp $338	-0.5pp $310	base $283	+0.5pp $254	+1.0pp $225

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-20
   status Pending
2. 2026-04-17
   listed $110,000 Active
3. 2026-01-21
   historical 1009-char remark

   Show marketing remark (1009 chars)

   Welcome to this basement ranch nestled in the heart of Rogersville, Tennessee! This home offers a ton of potential, featuring a full walkout basement that can be finished to create additional living space tailored to your needs. The home has a roof that's only 2 years old, along with a new garage door system and a dishwasher that are both less than 2 years old. The home is getting a new HVAC, and is being sold as is, where as, the Seller will do no repairs. Inside, you'll find a spacious kitchen that opens seamlessly into the living area, perfect for entertaining or enjoying family time. Cozy up by the gas fireplace on cooler evenings, finish the basement to have another fireplace or take advantage of the full attic for ample storage. Despite being within the city limits, this home offers a rare sense of seclusion on its expansive, private lot. Don't miss the opportunity to make this versatile property your own—schedule a showing today, and let's make this; A home to hang YOUR hat!

4. 2026-01-20
   listed $275,000 1009-char remark

   Show marketing remark (1009 chars)

   Welcome to this basement ranch nestled in the heart of Rogersville, Tennessee! This home offers a ton of potential, featuring a full walkout basement that can be finished to create additional living space tailored to your needs. The home has a roof that's only 2 years old, along with a new garage door system and a dishwasher that are both less than 2 years old. The home is getting a new HVAC, and is being sold as is, where as, the Seller will do no repairs. Inside, you'll find a spacious kitchen that opens seamlessly into the living area, perfect for entertaining or enjoying family time. Cozy up by the gas fireplace on cooler evenings, finish the basement to have another fireplace or take advantage of the full attic for ample storage. Despite being within the city limits, this home offers a rare sense of seclusion on its expansive, private lot. Don't miss the opportunity to make this versatile property your own—schedule a showing today, and let's make this; A home to hang YOUR hat!

5. 2024-09-13
   historical Pending - Continue to Show
6. 2024-09-13
   historical
7. 2024-09-05
   price $275,000
8. 2024-08-24
   listed $350,000 Active
9. 2024-08-23
   historical
10. 2013-03-15
    soldstatus $105,000
11. 2007-12-20
    soldstatus $125,000

ⓘ 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: $1,875 · $156/mo
• Projected year-2 tax: $1,875 · $156/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 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,123
• − Mortgage interest: −$6,162
• − Property taxes: −$1,875
• − Insurance: −$550
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$3,200
• Taxable income: $1,757
• Est. tax owed @ 24.0%: −$422
• After-tax cash flow: $2,968/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: Rogersville
• NCES district ID: 4703660
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $26,728
• Composite: 21.88/100
• National rank: #8235
• State rank: #81 of 139 in TN

Livability — Rogersville

• Score: 64/100
• State rank: #168
• US rank: #14424

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rogersville, TN
• Population (ZIP): 20,425

Population outlook (Hawkins County) Hauer SSP2

• Today (2025): 55,226 people
• By 2030: 53,784 · -2.6%
• By 2040: 50,015 · -9.4%
• By 2050: 45,682 · -17.3%
• By 2075: 36,211 · -34.4%
• By 2100: 26,536 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 2% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Hawkins

• 2024 margin: Solid R (+68.8) · D 15.2% · R 84.0%
• 2008→2024 swing: -26.9pp toward R · 2008: -42.0pp · 2024: -68.8pp
• All cycles: 2024: R+68.8 2020: R+65.8 2016: R+63.4 2012: R+47.0 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.64%
• Current HPI: 331.2027
• 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

-12.0% since first listed

11 events — show timeline

• 2026-04-20 Pending — Knoxville MLS
• 2026-04-17 Listed $110,000 Knoxville MLS
• 2026-01-21 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-20 Listed $275,000 REALTRACS as Distributed by MLS Grid
• 2024-09-13 Contingent — Knoxville MLS
• 2024-09-13 Listing Removed — Knoxville MLS
• 2024-09-05 Price Changed $275,000 Knoxville MLS
• 2024-08-24 Listed $350,000 Knoxville MLS
• 2024-08-23 Coming Soon — Knoxville MLS
• 2013-03-15 Sold (Public Records) $105,000 Public Records
• 2007-12-20 Sold (Public Records) $125,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,875 · +0.0% YoY. Source: county tax records.