115 7th Ave · Jellico, TN 37762

$27,500

2 bd · 1.0 ba · 815 sqft · SingleFamily public records · 40 Days on market

Built 1910 8,276 sqft lot

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

This 1910 classic could be a beautiful home with some needed repairs. Nice size eat-in kitchen, large corner lot and within the city limits. To expedite your offer, please provide pre-approval letter or proof-of-funds for cash offers.

Key facts

• 8,276 sq ft lot
• Built 1910
• Listed 40 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($852 rent vs $28k).
• Recommended offer: $27k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.2% vs local median 4.3% in Jellico — 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 55/100 on livability (#352 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Campbell County (rural): math 19% / reading 20% proficiency, ranked #120 of 139 in TN (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 22 active listings in the ZIP; 111 units permitted in Campbell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $916 of equity ($190 loan paydown + $726 appreciation (2.6% local appreciation)).
• Campbell County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $6k; list at $28k implies a 358% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,675 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.10% ✓
• Cap rate: 27.18%
• Cash-on-cash: 74.59%
• DSCR: 4.32
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 78.9%
• Equity multiple: 5.32×
• Total profit: $33,296
• Equity at exit: $11,814

10-year hold

• IRR: 78.6%
• Equity multiple: 10.93×
• Total profit: $76,485
• Equity at exit: $17,790

Cash invested: $7,700 (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 37762

• Home prices YoY: 0.6%
• Active inventory: 22
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $852 medium
• Mortgage (P&I): −$144
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $479

Break-even live

Break-even rent $247

Max offer price $27,500

Occupancy floor 39%

Sensitivity live

Price	-10% $494	-5% $486	+0% $479	+5% $471	+10% $463
Rent	-10% $411	-5% $445	+0% $479	+5% $512	+10% $546
Rate	-1.0pp $492	-0.5pp $486	base $479	+0.5pp $472	+1.0pp $464

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-04
   status Pending
2. 2026-02-23
   listed $27,500 Active
3. 2013-08-23
   soldstatus $6,000 234-char remark

   Show marketing remark (234 chars)

   This 1910 classic could be a beautiful home with some needed repairs. Nice size eat-in kitchen, large corner lot and within the city limits. To expedite your offer, please provide pre-approval letter or proof-of-funds for cash offers.

4. 2013-06-19
   listed $9,900 234-char remark

   Show marketing remark (234 chars)

   This 1910 classic could be a beautiful home with some needed repairs. Nice size eat-in kitchen, large corner lot and within the city limits. To expedite your offer, please provide pre-approval letter or proof-of-funds for cash offers.

ⓘ 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: $469 · $39/mo
• Projected year-2 tax: $469 · $39/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥99°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,229
• − Mortgage interest: −$1,540
• − Property taxes: −$469
• − Insurance: −$138
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$800
• Taxable income: $5,645
• Est. tax owed @ 24.0%: −$1,355
• After-tax cash flow: $4,389/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: Campbell County
• NCES district ID: 4700420
• Math proficiency: 19% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $32,606
• Composite: 15.84/100
• National rank: #9262
• State rank: #120 of 139 in TN

Livability — Jellico

• Score: 55/100
• State rank: #352
• US rank: #23161

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: Jellico, TN
• City population: 2,528
• Population (ZIP): 2,528

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 37,507 people
• By 2030: 35,989 · -4.0%
• By 2040: 32,773 · -12.6%
• By 2050: 29,475 · -21.4%
• By 2075: 21,972 · -41.4%
• By 2100: 15,332 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Black 4%
• Common ancestry: Serbian 3% Slovak 2% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+69.6) · D 14.8% · R 84.5%
• 2008→2024 swing: -32.7pp toward R · 2008: -37.0pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+66.2 2016: R+60.9 2012: R+43.6 2008: R+37.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.64%
• Current HPI: 418.949
• 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

+177.8% since first listed

4 events — show timeline

• 2026-04-04 Pending — Knoxville MLS
• 2026-02-23 Listed $27,500 Knoxville MLS
• 2013-08-23 Sold (MLS) $6,000 Knoxville MLS
• 2013-06-19 Listed $9,900 Knoxville MLS

Property tax history

+3.7%/yr

Latest (2025): $469 · +0.0% YoY. Source: county tax records.