Welcome to Adorable Living Spaces. Today we are looking at an affordable fixer-upper at 208 Morning Cove Rd in Kingston, Tennessee, located just a short walk from Watts Bar Lake and a public boat ramp.
After a substantial $46,000 price reduction, the property is currently listed for $150,000. It includes a 3-bedroom, 2-bathroom manufactured home with a built-on addition, providing approximately 1,954 square feet of total living space.
The residence sits on approximately 1.2 acres and is being sold as-is. According to the listing, buyers could renovate the existing structure or potentially remove it and explore building a new lake-area home on the property.
For buyers searching for an affordable Tennessee lake retreat, fishing property, renovation project, weekend getaway, or investment near Watts Bar Lake, the location may ultimately be more important than the condition of the existing residence.
| Property Details | Information |
|---|---|
| Price | $150,000 |
| Address | 208 Morning Cove Rd, Kingston, TN 37763 |
| Bedrooms | 3 |
| Bathrooms | 2 full |
| Living area | 1,954 sqft |
| Lot size | 1.2 acres |
| Year built | 1975 |
| Property type | Single Family Residence |
| Heating | Central, Natural Gas |
| Cooling | Central Air |
| Water | Public |
| Sewer | Septic Tank |
| Workshop | Yes |
| Views | Seasonal Lake View, Country Setting |
1,954-Square-Foot Fixer With 3 Bedrooms
The existing residence provides approximately 1,954 square feet of living space, with 3 bedrooms and 2 full bathrooms. The property information identifies it as a single-family residence, while the listing description explains that the existing structure is a manufactured home with a sizable built-on addition.
Built in 1975, the residence is clearly being marketed as a handyman project rather than a move-in-ready property. The seller is described as motivated, and the home is being offered strictly in its current condition.
Interior flooring consists primarily of carpet and vinyl. There is also an unfinished basement, which could potentially provide additional storage or utility space depending on its condition.
For a buyer comfortable with renovation work, the existing structure could provide a starting point for a lake-area residence. However, the amount of work required should be established through professional inspections and contractor estimates before deciding whether renovation makes financial sense.
Renovate the Home or Start Over
One of the most interesting aspects of this property is the flexibility described in the listing. Buyers could potentially complete a full renovation of the existing home or consider removing it and building something new.
The built-on addition has increased the usable interior space considerably, but additions to older manufactured homes deserve careful inspection. Buyers should verify how the addition was constructed and whether appropriate permits and approvals were obtained.
The existing home has central natural-gas heating and central air conditioning. Appliances listed with the property include a dishwasher, microwave, range, and other equipment.
A teardown-and-rebuild strategy could also be attractive because of the property’s proximity to Watts Bar Lake. Before pursuing that option, buyers should verify zoning, setbacks, septic requirements, building restrictions, utility connections, and whether a new residence can legally be constructed where desired.
1.2 Acres Near Watts Bar Lake
The home sits on an approximately 1.2-acre irregular lot, providing more outdoor space than many properties located close to a major recreational lake.
Although the property itself is not described as waterfront, it offers a seasonal lake view along with a Tennessee country setting.
The listing emphasizes that Watts Bar Lake is only a short and easy walk away. That proximity allows an owner to enjoy the lake without necessarily paying the premium typically associated with direct waterfront ownership.
For someone primarily interested in location, the acreage could potentially become the foundation for a more attractive long-term lake retreat after renovation, cleanup, landscaping, or future redevelopment.
Public Boat Ramp and Lake Recreation
Perhaps the strongest selling point is the property’s proximity to a public boat ramp on Watts Bar Lake, allowing boat owners to launch without traveling far from home.
Watts Bar Lake provides opportunities for boating, fishing, kayaking, and other water-based recreation, making the property potentially attractive to outdoor-oriented buyers.
This setup could work particularly well for someone who owns a fishing boat or recreational watercraft but does not necessarily need a private dock directly on their property.
For a weekend getaway, having lake access nearby could also allow buyers to concentrate their investment on improving the house and land rather than maintaining expensive private waterfront infrastructure.
Workshop, Storage and Parking
The property includes additional structures identified as storage and workshop space, potentially giving a future owner useful room for tools and equipment during renovation.
That workshop could be especially valuable for a handyman buyer planning to complete portions of the renovation independently.
Parking features include both attached and detached areas, and the listing specifically identifies an attached garage.
Buyers should inspect all garages, storage structures, and workshop areas independently because detailed information regarding their dimensions, structural condition, electrical service, roofs, and construction was not provided.
$46,000 Price Reduction and Investment Potential
The property recently received a substantial $46,000 price reduction, bringing the asking price down to $150,000.
At approximately $77 per square foot, the property is clearly positioned differently from a renovated or move-in-ready lake-area residence. Its value proposition depends heavily on the land, location, lake access, and the feasibility of improving or replacing the existing structure.
A buyer interested in investment could potentially explore renovation, resale, long-term occupancy, or recreational use. Any short-term rental strategy should be investigated separately because local regulations and property restrictions may affect whether vacation rentals are permitted.
The most important calculation is the total project cost. Purchase price, repairs, demolition if necessary, new construction, septic work, site preparation, permits, financing, and contingency costs should all be considered before assuming the property represents an inexpensive renovation.
Due Diligence Before Buying
Because the existing residence dates to 1975 and is being sold as-is, a thorough inspection is particularly important. Buyers should investigate the foundation and support system, built-on addition, unfinished basement, roof, siding, framing, floors, windows, plumbing, electrical system, HVAC, natural-gas system, drainage, moisture intrusion, mold, and pest damage.
The manufactured-home portion also deserves specialized attention. Buyers should determine its exact age and construction type, title status if applicable, how it is attached to the land, whether the addition was permitted, and whether the complete structure qualifies for conventional financing and insurance.
The septic system should be inspected separately, including its location, capacity, age, condition, and drain field. Public water service should also be confirmed, along with natural-gas and electrical connections.
Anyone considering demolition and construction of a new lake-area home should verify zoning, setbacks, building permits, septic requirements, flood considerations, deed restrictions, access rights, and any regulations related to proximity to Watts Bar Lake before purchasing.
Final Thoughts
At $150,000 after a $46,000 price reduction, 208 Morning Cove Rd presents an unusual opportunity for buyers willing to take on a substantial project near one of Tennessee’s popular recreational lakes.
The existing property provides 3 bedrooms, 2 bathrooms, approximately 1,954 square feet, 1.2 acres, workshop and storage space, public water, septic, and seasonal lake views.
Its biggest advantage, however, is location. Being within easy walking distance of Watts Bar Lake and a public boat ramp could make the property particularly appealing to buyers interested in boating, fishing, kayaking, and weekend lake recreation.
For someone searching for a Tennessee lake fixer-upper, affordable property near Watts Bar Lake, handyman special, fishing retreat, recreational property, or potential lake-home building site, this Kingston property may deserve a closer look.
If you need more info, contact the listing agent from the Zillow link below the photos.
Listed on Zillow