1385 War Valley Rd

Rogersville, Tennessee, 37857

Redeemable DeedpendingSells Oct 17, 2026 · in 12 days

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Opening bid

$14,575

Assessed value

$45,100

Land $11,325Improvement $33,775

Market / AVM

$448,000

Taxes owed

—

Parcel number: 091 03600
Case number: —
Land use: Residential
Beds / baths: 3 bd · 1 ba
Building: 2,079 sqft
Acreage: 59.25
Lot size: 2,580,721 sqft
Year built: 1900
Owner of record: Nicole Nicholson
Last sale: $353,000 · 2023-05-04

Property facts enriched via realestateapi · 9/29/2026

Aerial view of 1385 War Valley Rd — the parcel

Aerial view of 1385 War Valley Rd — what is around it

Property detail

RealEstateAPI PropertyDetail · Every populated field, as returned · 334 values

Summary(30)

Id	41,211,323
Beds	3
Baths	1
Equity	$112,650
Mls sold	Yes
Flood zone	Yes
Mls status	Off Market
Last sale date	2023-05-04
Mls cancelled	Yes
Mls sold price	$335,000

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Google Maps (parcel / address search) ↗

Hawkins County rules

Sale type: Redeemable Deed
Redemption: 1 year from the court's confirmation of sale (courts have discretion to extend)
Return if redeemed: 10% per annum statutory penalty on redemption
Statute: Tennessee Code Title 67, Ch. 5

Full county profile →

Historical comps

No historical bucket for TN|Redeemable Deed

No recorded comps yet for this state/sale type. Run deedpilot-copilot import-history --deep and build-history-index.

Index 2026-08-01 · 87,879 total recorded outcomes

Liens that survive

Judicial tax sale subject to redemption. After confirmation and redemption expire, most junior private liens are cut off if properly joined; federal liens can survive. Full title search mandatory.

Quiet title

Court confirmation helps; quiet title still commonly used when insurers want additional comfort on East Tennessee inventory.

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Hawkins County Clerk & Master (delinquent tax collection & tax sales) ↗

Deal analysis

Your maximum bid

$262,014

Walk away above this. Projected profit at the ceiling: $134,400 (30% of ARV).

Opening bid $14,575

Room to bid $247,439

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$103,070

Under max by $158,944

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

—

Median sold

—

p(redeem) prior

—

No historical bucket for TN|Redeemable Deed; suggestion uses oracle only.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $448,000. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $448,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$35,840
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical TN range ($1,800–$5,000, ~5 months).: −$3,400
Deed recording and transferassumed Typical TN recording and deed issuance cost.: −$250
Holding costs (18 months)assumed Taxes, insurance, and securing the property at ~$672/month.: −$12,096
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$134,400
Maximum bid: $262,014

If the owner redeems

Flat penalty

12%

You'd receive

$31,442

Window

365 days

12% per year accrues while the owner can still redeem. It is interest, not a flat penalty — redeeming early costs them less.

property delinquent five years or less; deeper arrears redeem faster — 180 days over five years, 90 days at eight or more, and 30 days for property shown vacant or abandoned

Quoted elsewhere as 12% annualised — true only if they redeem on the last possible day and you immediately redeploy the capital. Treat the flat penalty as the real number.

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. THE REDEMPTION PERIOD DEPENDS ON THE ARREARS, AND THIS ROW ENCODES THE LONGEST. One year at five years' delinquency or less, 180 days above five, 90 days at eight or more, and 30 days for property shown vacant or abandoned (§ 67-5-2701(a)(1)). A deeply delinquent parcel therefore returns capital far sooner than modelled — favourable, but it also means a shorter window in which the 12% accrues.
Tennessee assesses by class and this entry assumes residential at 25%. On an industrial or commercial parcel actually assessed at 40%, dividing by 0.25 overstates the property by about 1.6x — the dangerous direction. A mixed-use parcel is apportioned between subclasses by State Board of Equalization rules, so it will sit somewhere between. Check the class on the assessor's record before bidding on anything that is not plainly residential.

AI risk brief

Reads this parcel against HawkinsCounty's rules and flags what could go wrong — surviving liens, redemption exposure, title cost, and the facts we don't have. Takes about 35 seconds; the result is saved, so opening this lot again is instant.

41,211,323

Beds

Baths

Equity

$112,650

Mls sold

Yes

Flood zone

Yes

Mls status

Off Market

Last sale date

2023-05-04

Mls cancelled

Yes

Mls sold price

$335,000