Know a house’s history before you buy it.

Parcel redacted · MLS #10001562 (TVRMLS) · Report date October 29, 2026
List price redacted · Above grade 1,484 sq ft · Lot 6.1 ac · Year built 1975

01 · Executive Summary

A 1975 brick ranch on 6.1 acres inside Johnson City limits, listed October 1, 2026 and marketed as a fixer. The shell is durable and the land is the story. Septic, a mapped flood zone on part of the lot, lien status, and several core systems decide the deal and must be closed before an offer.

• Septic is the gating unknown. County record and listing both show a private system; no public record of its age, size, location, or permitted bedrooms. If original to 1975 it is about 51 years old against a typical 15–40 year tank life cited by Angi and SepticSeeker.
• Part of the lot is in a FEMA high-risk flood zone. About 14% of the parcel is mapped Zone A. One of the two structures sits roughly 3 ft from that boundary. A lender flood determination is required before financing.
• Last transfer recorded at redacted. Owners of record acquired the parcel Nov 19, 2025 (deed reference redacted), which typically indicates a non-market transfer. Liens: UNKNOWN — not yet searched.
• Valuation snapshot redacted — list, county appraisal, and independent estimates appear in the full report.
• Sewer hookup exposure. City code requires connection at the owner’s cost if a public sewer is within 200 ft; proximity is not yet confirmed.

02 · Property Profile & Listing History

• Structure: 1-story brick ranch, block foundation, composition shingle roof (gable/hip). County condition rating: average.
• Size: 1,484 sq ft above grade + 1,484 sq ft full unfinished basement (2,968 total structure). Layout: 3 bedrooms · 2 bathrooms · 2 garage spaces per MLS.
• Year built: 1975 (county record).
• Lot: 6.1 ac per MLS · 6.01 ac deeded (county) · 6.29 ac calculated (city GIS). No survey. Barn; asphalt drive. County topography: rolling.
• Utilities (county record): Sewer individual (private) · Water public · Gas natural · Electric public. Heating (per listing): heat pump + natural gas.
• Market activity: Nov 19, 2025 — recorded transfer, redacted · Oct 1, 2026 — listed, active, redacted (only listing event shown; no price changes) · 28 days on market as of Oct 29, 2026.
• Tax & assessment history redacted — component split, yearly table, and payment-status finding appear in the full report.

03 · Title, Zoning & Site

• Owner of record redacted (city GIS parcel record). Last transfer: Nov 19, 2025 · redacted · deed reference redacted. Liens / judgments: UNKNOWN — not searched; requires a title search.
• Zoning — Johnson City R-4 (Medium Density Residential): single-family, two-family, multi-family permitted · max density 14 units/acre · min lot 7,000 sq ft / 50 ft width · setbacks front 25 ft (collector street) / side 8 ft / rear 30 ft · height max 35 ft · principal coverage up to 35%. Inside city limits — confirmed.
• Density caution: 6.1 acres × 14 = 85 units is a ceiling, not a yield. Lots without public sewer require 90 ft width, 15,000 sq ft minimum, and percolation data; the Zone A area further reduces usable land.
• Flood: FEMA National Flood Hazard Layer, FIRM panel 47179C0167D (effective Sep 29, 2006) — about 14% of the parcel in Zone A, no base flood elevation determined; one structure roughly 3 ft from the boundary; the map does not identify which structure is the house.
• Septic / sewer: private septic per county record and listing; no septic permit record found — records via TDEC Johnson City Field Office, 2305 Silverdale Dr, (423) 854-5400. Inside city limits, connection to public sewer within 60 days of notice is mandatory at the owner’s expense if a line is within 200 ft (Sewer Use Ordinance §2.7(D)); proximity not confirmed.
• Schools: Cherokee Elementary · Liberty Bell Middle · Science Hill High — confirmed by address against the district map.
• Permits: no online permit history found.

04 · Condition Assessment (30 listing photos — visible content only)

• Exterior — Brick shell intact; roof distant only; drive worn and cracked; heat pump visible — DATED
• Living areas — Dark paneling, fluorescent tubes, textured ceilings, carpet worn and rippled — FIXER
• Kitchen — Original-style cabinets, vinyl floor, brick peninsula; no counter/sink close-ups — FIXER
• Bathrooms (2) — Bath 1 marble-look vanity, stone-look tile; Bath 2 worn vanity, vintage wallpaper — FIXER
• Bedrooms (3) — Paneled walls, worn carpet, baseboard heat, bare-bulb fixture — FIXER
• Basement — Unfinished block walls, exposed joists; dark staining on floor (cause unknown); water heater and furnace visible — INSPECT
• Not photographed — Roof close-up, attic, electrical panel, plumbing, barn interior — UNKNOWN

05 · Risk Register (headlines)

• Septic system — HIGH. No permit record. Controls livability, bedroom count, and any subdivision.
• Flood zone — HIGH. ~14% of lot in Zone A; a structure ~3 ft from the boundary; can trigger mandatory flood insurance.
• Title and last transfer — HIGH. Deed type and liens unknown until a title search. Liens: UNKNOWN.
• Subdivision assumptions — HIGH. The 85-unit ceiling is not achievable on septic without soils, frontage, and approvals; Zone A reduces usable land.
• Sewer connection exposure — MEDIUM. Within 200 ft = mandatory connection at owner’s expense. Not priced.
• Basement staining — MEDIUM. Cause unknown; probe for moisture, odor, wall-base damage, sump.
• Unphotographed systems — MEDIUM. Roof, panel, wiring, plumbing, attic carry unpriced risk on a 1975 house.
• Garage description — LOW. MLS, Weichert, and RealtyTrac describe parking three different ways; verify on site.

Strengths / Concerns / Open Items table: included in the full report.

06 · Renovation Cost Outlook

redacted — every line-item range, the combined scenario, and the per-square-foot bands appear in the full report. Visible in preview: the line items covered — septic, roof, heat pump, gas furnace, electrical, basement moisture, plumbing, flooring + paint, kitchen, bathrooms, windows; plus what is deliberately not priced (sewer connection, driveway, barn) and the rule set: bands apply to finished living space only, and HVAC/electrical/plumbing are never added on top of a gut-renovation figure.

07 · Site Walk Plan

On site: roof (age, layers, flashing) · panel (make, amps, photograph) · data plates (water heater, furnace, heat pump) · basement staining (moisture, odor, wall base, sump) · septic (cleanout, wet/lush ground) · flood (which structure is the house; low ground; water marks) · barn interior · windows (count, condition) · driveway/frontage/slope · both garage bay doors.

Request: seller’s disclosure · septic pump/service records + any TDEC permit · sewer availability letter with distance to nearest line · elevation certificate / flood insurance or claim history · survey or plat · deed copy and type redacted.

Appendix · Sources & Methodology

Every figure in the full report is tied to a named public source accessed on or before October 29, 2026. Where a fact could not be confirmed it is marked not verified rather than estimated. Cost ranges are published guide figures, not contractor bids. This report is informational, to support due diligence; it is not an appraisal, home inspection, survey, title opinion, or legal or financial advice.

Sources (names visible; record-level detail in the full report): MLS #10001562 listing + flyer · Zillow · Redfin · Weichert · Johnson City GIS parcel record · FEMA National Flood Hazard Layer · Johnson City Zoning Code · Johnson City Subdivision Regulations · Johnson City Sewer Use Ordinance · TDEC Johnson City Environmental Field Office · Deeds.com recorder profile · Cost vs Value 2025 · HomeGuide · Modernize · Angi · Fixr · SepticSeeker.

Preview ends. The full PropIntel report unlocks the redacted fields: owner of record, all prices and valuation figures, parcel identifiers, the complete tax history, and the full cost outlook with ranges and scenario totals.

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Canonical preview — Property Intel entry #0001, report version 2 (October 29, 2026), copied exactly from the desk’s governing preview file (0001-PREVIEW.md).