Factor in financing to see your actual return on invested capital in Kingsport.
$
$60,000
%
%
years
$
taxes + ins + maint + mgmt
$
$
Cash-on-Cash Return
-6.76%Weak
Annual Cash Flow ÷ Total Cash Invested
Total Cash Invested
$67,200
$60,000 down + $7,200 closing
Monthly Mortgage
$1,173
on $180K loan
Monthly Cash Flow
$-378
after all expenses
Annual Cash Flow
$-4,542
before taxes
Cash Flow Breakdown
Monthly Rent$1,370
Less Expenses−$575
Less Mortgage−$1,173
Monthly Cash Flow$-378
Is Kingsport a Good Place to Invest in Rental Property?
Kingsport, TN has a population of 50,000 and has been growing at 1.6% annually — above the national average, suggesting steady demand pressure on housing. The median home price of $240,000 paired with median rents of $1,370/mo produces an estimated cap rate of 5.01%.
Property taxes at 0.65% are well below the national average of ~1.1%, providing a meaningful cash flow advantage many investors overlook. The vacancy rate of 5.7% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 4.5x, homes cost about 4.5 times the local median income of $53,744. This relatively affordable ratio suggests a deep pool of renters who find buying out of reach, supporting rental demand. Home values have appreciated at roughly 3.1% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Kingsport presents moderate opportunities. Cap rates near 5.01% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.
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