160 Cherokee Dr · Mount Carmel, TN 24251

$94,700

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 182 Days on market

Built 1945 0.97 ac lot $96/sqft · 36% below area Est $148k · 36% under

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Why this score? — see what drove the A- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +5.8/10.0
• Appreciation +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking of for two homes on one property? Here we have a manufactured and a house sitting on . 97 acre +/-. Both are two bedrooms and one bathroom. The are in need of a little TLC. More pictures to come. Home is being sold as is where is, all inspections are welcomed seller will not make repairs. Buyers and buyers agent to verify all information within, All information is taken from public records, deemed reliable but not guaranteed.

Key facts

• 0.97 acre lot
• Built 1945
• Listed 181 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 4.2% in Mount Carmel — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#140 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, amenities F.
• Scott County Public School District (rural): math 66% / reading 73% proficiency, ranked #33 of 131 in VA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Shoemaker Elementary (math 64% / reading 72%, grade B+, #366 of 1,108 statewide, top 33%, 450 students, 81% FRL); Gate City Middle (math 74% / reading 71%, grade A, #61 of 342 statewide, top 18%, 333 students, 78% FRL); Gate City High (math 77% / reading 82%, grade A-, #63 of 319 statewide, top 22%, 619 students, 77% FRL) — zoned schools average 79% FRL vs 48% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 22 units permitted in Scott County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $867 of equity ($655 loan paydown + $212 appreciation (0.2% local appreciation)).
• Scott County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,336 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.46%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (median comp): $148,137
• List price: $94,700
• Delta: -36.07%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Military Ln	0.22mi	2/1.0	1,062 (+8%)	18mo	$147,000	$138	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 1.91×
• Total profit: $24,179
• Equity at exit: $28,564

10-year hold

• IRR: 22.7%
• Equity multiple: 3.56×
• Total profit: $67,954
• Equity at exit: $35,199

Cash invested: $26,516 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Tennessee: 87 Strongly Landlord-Friendly · R+13
• County: — inherits STATE
• City: — inherits STATE

14-day notice (URLTA); generally landlord-favorable; Nashville court paced moderate.

Methodology + full state rankings →

ZIP-level market 24251

• Home prices YoY: 0.1%
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$497
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $408

Break-even live

Break-even rent $731

Max offer price $94,700

Occupancy floor 62%

Sensitivity live

Price	-10% $461	-5% $435	+0% $408	+5% $381	+10% $354
Rent	-10% $309	-5% $359	+0% $408	+5% $457	+10% $506
Rate	-1.0pp $456	-0.5pp $432	base $408	+0.5pp $383	+1.0pp $358

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,675
• Closing costs: $2,841
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-23
   days on market $94,700 Active 182 DOM
2. 2026-06-22
   days on market $94,700 Active 181 DOM
3. 2026-06-21
   days on market $94,700 Active 180 DOM
4. 2026-06-21
   days on market $94,700 Active 179 DOM
5. 2026-06-18
   days on market $94,700 Active 177 DOM
6. 2026-06-17
   days on market $94,700 Active 176 DOM
7. 2026-06-16
   days on market $94,700 Active 175 DOM
8. 2026-06-15
   days on market $94,700 Active 174 DOM
9. 2026-06-15
   days on market $94,700 Active 173 DOM
10. 2026-06-13
    days on market $94,700 Active 172 DOM
11. 2026-06-12
    days on market $94,700 Active 171 DOM
12. 2026-06-09
    days on market $94,700 Active 168 DOM
13. 2026-06-08
    days on market $94,700 Active 167 DOM
14. 2026-06-08
    days on market $94,700 Active 166 DOM
15. 2026-06-07
    days on market $94,700 Active 165 DOM
16. 2026-06-03
    days on market $94,700 Active 162 DOM
17. 2026-06-02
    days on market $94,700 Active 161 DOM
18. 2026-06-01
    days on market $94,700 Active 160 DOM
19. 2026-05-31
    days on market $94,700 Active 159 DOM
20. 2025-12-22
    listed $94,700 Active 437-char remark

    Show marketing remark (437 chars)

    Looking of for two homes on one property? Here we have a manufactured and a house sitting on . 97 acre +/-. Both are two bedrooms and one bathroom. The are in need of a little TLC. More pictures to come. Home is being sold as is where is, all inspections are welcomed seller will not make repairs. Buyers and buyers agent to verify all information within, All information is taken from public records, deemed reliable but not guaranteed.

21. 2024-12-07
    price $94,700

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TN · Resets to sale price

• Current annual tax: $494 · $41/mo
• Projected year-2 tax: $672 · $56/mo
• Expected delta: +$178/yr (+$15/mo · 36.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,964
• − Mortgage interest: −$5,305
• − Property taxes: −$494
• − Insurance: −$474
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$2,755
• Taxable income: $3,542
• Est. tax owed @ 24.0%: −$850
• After-tax cash flow: $4,044/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Scott County Public School District
• NCES district ID: 5103480
• Math proficiency: 66% ▼ -26.00%
• Reading proficiency: 73% ▼ -12.00%
• Median HH income: $36,567
• Composite: 57.65/100
• National rank: #1061
• State rank: #33 of 131 in VA

Livability — Mount Carmel

• Score: 65/100
• State rank: #140
• US rank: #12696

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,504
• Population (ZIP): 7,976

Population outlook (Scott County) Hauer SSP2

• Today (2025): 20,405 people
• By 2030: 19,379 · -5.0%
• By 2040: 17,325 · -15.1%
• By 2050: 15,464 · -24.2%
• By 2075: 11,845 · -42.0%
• By 2100: 8,516 · -58.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Serbian 4% Slovak 2% Italian 2%
• Foreign-born: 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+70.4) · D 14.5% · R 84.9%
• 2008→2024 swing: -27.3pp toward R · 2008: -43.1pp · 2024: -70.4pp
• All cycles: 2024: R+70.4 2020: R+67.8 2016: R+66.3 2012: R+50.6 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.22%
• Current HPI: 211.6519
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

Industry mix (Fortune 500 HQ in TN)

Industry	F500 HQs	Revenue
▸Healthcare	3	$91B
▸Retail	3	$72B
▸Transportation / Logistics	1	$88B
▸Paper / Packaging	1	$19B
▸Insurance	1	$13B
▸Energy	1	$12B

Price history

+0.0% since first listed

2 events — show timeline

• 2025-12-22 Listed $94,700 TVRMLS
• 2024-12-07 Price Changed $94,700 TVRMLS

Property tax history

+3.7%/yr

Latest (2025): $494 · +0.0% YoY. Source: county tax records.