1123 Highland Ave · Jasper, TN 37347

$225,000

3 bd · 1.0 ba · 1,496 sqft · SingleFamily public records · 41 Days on market

Built 1966 0.48 ac lot Est $263k · 15% under

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Why this score? — see what drove the C+ 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 +25.0/30.0
• ARV discount +14.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away in the scenic beauty of Jasper, this charming all-brick home is full of potential and ready for its next chapter! Offering timeless character and solid updates, this property features a brand new Trane HVAC system installed in July 2024, new windows, and a new vapor barrier in the crawlspace for added peace of mind. Hardwood floors lie beneath much of the carpet, just waiting to be uncovered and restored to their original beauty. Inside, you'll find a spacious layout with both a large living room and an additional den, giving you flexible spaces to relax, entertain, or create the perfect home office or hobby area-ready for your personal touch and vision. Step outside and enjoy t

Key facts

• Screened-in porch
• Large level lot
• Trane hvac system

Tags

• TRANE HVAC SYSTEM
• NEW WINDOWS
• NEW VAPOR BARRIER
• HARDWOOD FLOORS
• SCREENED-IN PORCH
• LARGE LEVEL LOT

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Concrete paved driveway
• Utilities: Public water; Septic sewer; Electricity connected; Cable available; Phone available; Water connected
• Home design: Single-family house; One level
• Construction: Brick construction; Block foundation; Shingle roof; Built as a house (single family residence)
• Exterior features: Rain gutters; Front and rear porches with screened porch; Outbuilding / shed for storage; Back yard; Level lot with views

Interior

• Kitchen: Dishwasher; Water heater
• Bedrooms: Total rooms: 9
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Electric cooling; Ceiling fans
• Interior features: Bookcases; Ceiling fans; Kitchen island
• Laundry & utility: Laundry room with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 1.7% in Jasper — 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 59/100 on livability (#287 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-, housing B; Watch: amenities F, commute F, employment D-.
• Marion County (town): math 24% / reading 25% proficiency, ranked #89 of 139 in TN (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jasper Elementary School (math 36% / reading 33%, grade F, #319 of 952 statewide, top 37%, 629 students, 0% FRL); Jasper Middle School (math 20% / reading 20%, grade F, #198 of 333 statewide, top 61%, 491 students, 0% FRL); Marion Co High School (math 8% / reading 42%, grade F, #125 of 332 statewide, top 38%, 491 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 417 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 225 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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: 1.02% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.34%
• DSCR: 1.42
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $263,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1002 Dennis Ave	0.35mi	3/2.0	1,570 (+5%)	2mo	$265,000	$169	70
1019 N Dennis Ave	0.26mi	2/2.0 (-1)	1,634 (+9%)	4mo	$235,000	$144	61
1114 Highland Ave	0.07mi	3/1.5	1,290 (-14%)	14mo	$226,600	$176	60
1101 Dennis Ave	0.18mi	3/1.0	1,360 (-9%)	23mo	$188,850	$139	58
1120 Dennis Ave	0.14mi	4/2.0 (+1)	1,326 (-11%)	12mo	$240,000	$181	56
1009 Montrosa Ave	0.29mi	3/2.0	1,700 (+14%)	5mo	$264,000	$155	56
323 Castlerock Ln	0.25mi	4/3.0 (+1)	1,456 (-3%)	18mo	$250,000	$172	56
1029 Highland Ave	0.18mi	3/2.0	1,358 (-9%)	20mo	$275,000	$203	55
1029 Francis Ave	0.34mi	3/1.5	1,272 (-15%)	20mo	$215,000	$169	41
233 Georgia Ln	0.66mi	3/2.0	1,346 (-10%)	9mo	$255,000	$189	41
800 Pryor Cove Rd	0.54mi	3/1.0	1,279 (-14%)	13mo	$246,000	$192	40
915 Hudson Ave	0.44mi	2/1.5 (-1)	1,300 (-13%)	22mo	$235,000	$181	32

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

Projected returns pro-forma

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

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-8,850
• Equity at exit: $33,548

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $27,647
• Equity at exit: $19,454

Cash invested: $63,000 (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 37347

• Home prices YoY: -8.4%
• Active inventory: 417
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$94
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $435

Break-even live

Break-even rent $1,750

Max offer price $225,000

Occupancy floor 76%

Sensitivity live

Price	-10% $562	-5% $498	+0% $435	+5% $371	+10% $307
Rent	-10% $253	-5% $344	+0% $435	+5% $525	+10% $616
Rate	-1.0pp $548	-0.5pp $492	base $435	+0.5pp $376	+1.0pp $317

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Marshall Hall Rd Jasper, TN	3.0	2.0	1344	$2,300	$1.71	24d	1	0.52mi

Listing history 17 events

1. 2026-06-18
   days on market $225,000 Active 41 DOM
2. 2026-06-17
   days on market $225,000 Active 40 DOM
3. 2026-06-16
   days on market $225,000 Active 39 DOM
4. 2026-06-15
   days on market $225,000 Active 38 DOM
5. 2026-06-14
   days on market $225,000 Active 36 DOM
6. 2026-06-13
   days on market $225,000 Active 35 DOM
7. 2026-06-10
   days on market $225,000 Active 33 DOM
8. 2026-06-09
   days on market $225,000 Active 32 DOM
9. 2026-06-08
   days on market $225,000 Active 31 DOM
10. 2026-06-07
    days on market $225,000 Active 30 DOM
11. 2026-06-05
    days on market $225,000 Active 27 DOM
12. 2026-06-03
    days on market $225,000 Active 26 DOM
13. 2026-06-02
    days on market $225,000 Active 25 DOM
14. 2026-06-01
    days on market $225,000 Active 24 DOM
15. 2026-05-31
    days on market $225,000 Active 23 DOM
16. 2026-05-30
    days on market $225,000 Active 22 DOM
17. 2026-05-08
    listed $225,000 Active

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $1,598 · $133/mo
• Expected delta: +$959/yr (+$80/mo · 150.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$12,603
• − Property taxes: −$638
• − Insurance: −$1,792
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$6,545
• Taxable income: $1,605
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $4,830/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: Marion County
• NCES district ID: 4702640
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 25% ▼ -3.00%
• Median HH income: $41,941
• Composite: 20.88/100
• National rank: #8494
• State rank: #89 of 139 in TN

Livability — Jasper

• Score: 59/100
• State rank: #287
• US rank: #20173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jasper, TN
• City population: 8,555
• Population (ZIP): 8,555

Population outlook (Marion County) Hauer SSP2

• Today (2025): 28,889 people
• By 2030: 28,915 · +0.1%
• By 2040: 28,662 · -0.8%
• By 2050: 28,053 · -2.9%
• By 2075: 26,855 · -7.0%
• By 2100: 24,404 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 7% Black 5% Hispanic / Latino 4%
• Common ancestry: Serbian 3% Slovak 2% Italian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+55.7) · D 21.7% · R 77.4%
• 2008→2024 swing: -34.3pp toward R · 2008: -21.4pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+50.8 2016: R+44.8 2012: R+22.3 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.40%
• Current HPI: 300.261
• 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

1 event — show timeline

• 2026-05-08 Listed $225,000 GCAR

Property tax history

-0.4%/yr

Latest (2025): $638 · +0.0% YoY. Source: county tax records.