Kingsport-Bristol, TN-VA
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
moderate
Price to income
3.26×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Tennessee
- 3.49×-0.23
- vs U.S.
- 3.43×-0.17
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
22.4%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Tennessee
- 24.3%-1.9
- vs U.S.
- 23.3%-0.9
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
deal-by-deal
Cap rate proxy
4.46%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Tennessee
- 4.45%+0.01
- vs U.S.
- 4.35%+0.11
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.13%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Tennessee
- 0.14%
- vs U.S.
- 0.03%+0.10
Benchmark
IRS net migration ÷ population
normal
Permit pipeline
3.25
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Tennessee
- 5.48
- vs U.S.
- 3.53
Benchmark
Census BPS permits TTM ÷ population × 1,000
healthy
Unemployment
3.7%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Tennessee
- 3.7%=
- vs U.S.
- 4.5%-0.8
Benchmark
BLS LAUS, latest month
owner-occupant market
Investor loan share
8.0%
3,427 purchase loans · 23.6% denial rate · 2024
Share of financed home purchases going to investors. Above ~15% means landlords are outbidding owner-occupants; below ~8% is owner-dominated.
Benchmark
Investor purchase loans ÷ all purchase loans (CFPB HMDA LAR, annual)
Where prices are and where they've been
5-year price appreciation
+73.7%
homeValues.yearOverYear
+3.6%
Median home value
$182,500
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $818 | $9,816 | 17.5% |
| 2 BR | $1,044 | $12,528 | 22.4% |
| 3 BR | $1,338 | $16,056 | 28.7% |
Labor market direction
Unemployment
3.7%
Median household income
$55,948
What's being built
Total TTM
1,006
+76.7% YoY
Single-family
738
2–4 unit
27
5+ unit
241
All 5 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Sullivan County | 158,722 | $190,800 | $56,802 | 731 | +100.8% |
| Hawkins County | 57,107 | $166,900 | $55,278 | 143 | +15.3% |
| Washington County | 53,985 | $201,800 | $62,774 | 101 | +6.3% |
| Scott County | 21,536 | $122,300 | $45,136 | 25 | +19.1% |
| Bristol city | 17,036 | $168,700 | $44,706 | 6 | +20.0% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Kingsport | 308,386 | $55,948 | 3.26× | 4.46% | +73.7% | 3.25 | 3.7% |
| Columbus, GA-AL | 326,159 | $57,762 | — | — | +48.8% | — | 3.6% |
| Gainesville, FL | 341,067 | $58,946 | — | — | +56.1% | — | 5.3% |
| Lubbock, TX | 322,285 | $62,288 | — | — | +35.7% | — | 3.1% |
| Spartanburg, SC | 330,119 | $62,440 | — | — | +65.4% | — | 4.9% |
| Tuscaloosa, AL | 272,931 | $59,975 | — | — | +45.0% | — | 2.4% |
Where people are moving in from
Net migration
+415
+0.13% of population
| Origin county | Tax returns |
|---|---|
| Washington County, TN | 967 |
| Sullivan County, TN | 812 |
| Hawkins County, TN | 417 |
| Bristol city, VA | 413 |
| Washington County, VA | 361 |
| Carter County, TN | 232 |
Who lives in Kingsport
- Median age
- 46
- Bachelor's+
- 23.8%
- Owner-occupancy
- 74.4%
- Vacancy rate
- 12.9%
- Rent burdened (30%+)
- 35.1%
- Median household income
- $55,948
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.
Data sources
| Metric | Source | Vintage |
|---|---|---|
| rent vs buy | HUD FMR + Census ACS + FRED MORTGAGE30US | current FY |