394 Jim Town Rd · Luttrell, TN 37779

$160,000

3 bd · 1.0 ba · 1,438 sqft · SingleFamily public records · 9 Days on market

Built 1986 4.38 ac lot Est $142k · 12% over

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• Appreciation +6.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Schools +1.4/10.0

Listing remarks

Great opportunity in Luttrell! This property offers room to update and add value. Situated on a spacious, wooded lot, it’s ideal for investors or buyers looking to customize. Includes a 3-bedroom, 2 full bath trailer with wheelchair access—great for rental income or multi-generational living. Convenient yet private rural setting. SOLD AS-IS. ALL MEASUREMENTS ARE ESTIMATES AND MUST BE VERIFIED.

Key facts

• Wheelchair access
• Wooded lot
• Rural setting

Tags

• WOODED LOT
• WHEELCHAIR ACCESS
• RURAL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).

Location & tenants

• Location reads 56/100 on livability (#344 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Union County (rural): math 14% / reading 19% proficiency, ranked #127 of 139 in TN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Luttrell Elementary (math 12% / reading 17%, grade F, #753 of 952 statewide, top 81%, 295 students, 0% FRL); H Maynard Middle School (math 14% / reading 18%, grade F, #223 of 333 statewide, top 68%, 656 students, 0% FRL); Union County High School (math 12% / reading 27%, grade F, #197 of 332 statewide, top 60%, 819 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 22 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 134 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.1% local appreciation)).
• Union County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $160k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.91%
• DSCR: 1.62
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $142,362
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Grace Ave	0.56mi	3/2.0	1,568 (+9%)	24mo	$156,000	$99	35

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

Projected returns pro-forma

3.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.10×
• Total profit: $49,478
• Equity at exit: $72,701

10-year hold

• IRR: 20.5%
• Equity multiple: 3.99×
• Total profit: $133,844
• Equity at exit: $112,633

Cash invested: $44,800 (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 37779

• Home prices YoY: 0.8%
• Active inventory: 22
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$37 /mo · $439/yr
• Insurance: −$67
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $464

Break-even live

Break-even rent $1,263

Max offer price $160,000

Occupancy floor 70%

Sensitivity live

Price	-10% $554	-5% $509	+0% $464	+5% $418	+10% $373
Rent	-10% $318	-5% $391	+0% $464	+5% $537	+10% $610
Rate	-1.0pp $544	-0.5pp $504	base $464	+0.5pp $422	+1.0pp $380

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3135 Tennessee 61 Luttrell, TN	3.0	1.0	1120	$1,850	$1.65	16d	1	1.04mi

Listing history 4 events

1. 2026-04-27
   status Pending
2. 2026-04-18
   listed $160,000 Active
3. 1994-01-17
   soldstatus $30,000
4. 1988-05-24
   soldstatus $20,000

ⓘ 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: $439 · $37/mo
• Projected year-2 tax: $1,136 · $95/mo
• Expected delta: +$697/yr (+$58/mo · 158.8%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 100% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,200
• − Mortgage interest: −$8,962
• − Property taxes: −$439
• − Insurance: −$1,466
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$4,655
• Taxable income: $3,125
• Est. tax owed @ 24.0%: −$750
• After-tax cash flow: $4,814/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: Union County
• NCES district ID: 4704290
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $35,598
• Composite: 13.62/100
• National rank: #9507
• State rank: #127 of 139 in TN

Livability — Luttrell

• Score: 56/100
• State rank: #344
• US rank: #22797

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Luttrell, TN
• City population: 3,443
• Population (ZIP): 3,443

Population outlook (Union County) Hauer SSP2

• Today (2025): 19,073 people
• By 2030: 18,888 · -1.0%
• By 2040: 18,090 · -5.2%
• By 2050: 16,693 · -12.5%
• By 2075: 12,894 · -32.4%
• By 2100: 8,564 · -55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Portuguese 3% Iranian 2% Slovak 2%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+71.2) · D 14.0% · R 85.2%
• 2008→2024 swing: -29.9pp toward R · 2008: -41.2pp · 2024: -71.2pp
• All cycles: 2024: R+71.2 2020: R+68.4 2016: R+64.7 2012: R+48.2 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.08%
• Current HPI: 414.9524
• 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

+700.0% since first listed

4 events — show timeline

• 2026-04-27 Pending — REALTRACS as Distributed by MLS Grid
• 2026-04-18 Listed $160,000 REALTRACS as Distributed by MLS Grid
• 1994-01-17 Sold (Public Records) $30,000 Public Records
• 1988-05-24 Sold (Public Records) $20,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $439 · +0.0% YoY. Source: county tax records.