4728 Fred Jennings Rd · Walland, TN 37886

$199,950

2 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 36 Days on market

Built 1996 0.51 ac lot $153/sqft · 15% below area Est $235k · 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 +15.6/30.0
• ARV discount +14.2/15.0
• Appreciation +10.0/10.0
• DSCR +4.8/10.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Small house situated on approximately 0.51 acres, offering a great opportunity to finish to your personal style--perfect as a full-time residence, weekend getaway, or income-producing Airbnb. The property includes a detached workshop and garage, both equipped with power and durable concrete flooring, providing excellent space for storage, hobbies, or business use. Ideally located just outside the town of Walland, this property offers convenient access to the quieter back entrance of the Great Smoky Mountains, making it especially attractive for outdoor enthusiasts and short-term rental potential. Additional opportunity available: This property can also be purchased with a larger adjoining t

Key facts

• Convenient access
• Detached workshop
• 0.51 acre lot

Tags

• DETACHED WORKSHOP
• CONVENIENT ACCESS
• SHORT-TERM RENTAL POTENTIAL
• EXCEPTIONAL INVESTMENT PACKAGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Septic tank sewer
• Home design: Detached property; 1,304 total building area (per tax records)
• Construction: Wood siding and frame construction
• Exterior features: Wood siding exterior; Frame construction; Country setting view; Irregular lot

Interior

• Kitchen: Microwave; Self-cleaning oven
• Bedrooms: Master bedroom
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump (electric) heating; Central cooling
• Interior features: 5 total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $83 ($995/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (19.6% below list).
• Recommended offer: $161k (19.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#286 in TN) — a working-class tenant base; expect higher turnover. Strengths: housing A, cost of living A-; Watch: schools D, crime D, amenities F.
• Blount County (rural): math 29% / reading 31% proficiency, ranked #52 of 139 in TN (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; 937 units permitted in Blount County in 2024 (57 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Blount County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $11k; list at $200k implies a 1804% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,849 (19.6% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.80% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 10.4

CMA / ARV

• ARV (median comp): $235,061
• List price: $199,950
• Delta: -14.94%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.04×
• Total profit: $114,084
• Equity at exit: $180,131

10-year hold

• IRR: 22.5%
• Equity multiple: 6.92×
• Total profit: $331,617
• Equity at exit: $388,459

Cash invested: $55,986 (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 37886

• Home prices YoY: 24.1%
• Active inventory: 50
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,608 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $83

Break-even live

Break-even rent $1,504

Max offer price $199,950

Occupancy floor 90%

Sensitivity live

Price	-10% $196	-5% $140	+0% $83	+5% $26	+10% $-30
Rent	-10% $-44	-5% $19	+0% $83	+5% $146	+10% $210
Rate	-1.0pp $184	-0.5pp $134	base $83	+0.5pp $31	+1.0pp $-22

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: $49,988
• Closing costs: $5,998
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-09
   status $199,950 Pending 36 DOM
2. 2026-06-08
   days on market $199,950 Active 36 DOM
3. 2026-06-07
   days on market $199,950 Active 35 DOM
4. 2026-06-03
   days on market $199,950 Active 31 DOM
5. 2026-06-02
   days on market $199,950 Active 30 DOM
6. 2026-06-01
   days on market $199,950 Active 29 DOM
7. 2026-05-31
   days on market $199,950 Active 28 DOM
8. 2026-05-31
   days on market $199,950 Active 27 DOM
9. 2026-05-06
   status Active 947-char remark
10. 2026-05-01
    status Pending 947-char remark
11. 2026-04-28
    listed $199,950 Active 947-char remark
12. 2026-04-01
    historical
13. 2025-12-10
    listed $1,350,000 Active
14. 2011-09-06
    soldstatus $10,504
15. 2011-03-07
    listed $24,900

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $1,420 · $118/mo
• Expected delta: +$749/yr (+$62/mo · 111.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,302
• − Mortgage interest: −$11,200
• − Property taxes: −$671
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$5,817
• Taxable loss: −$2,474
• Est. tax savings @ 24.0%: +$594
• After-tax cash flow: $1,589/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: Blount County
• NCES district ID: 4700300
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 31% ▼ -2.00%
• Median HH income: $47,764
• Composite: 25.99/100
• National rank: #7322
• State rank: #52 of 139 in TN

Livability — Walland

• Score: 59/100
• State rank: #286
• US rank: #20112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,585
• Population (ZIP): 3,585

Population outlook (Blount County) Hauer SSP2

• Today (2025): 135,873 people
• By 2030: 139,460 · +2.6%
• By 2040: 144,767 · +6.5%
• By 2050: 147,393 · +8.5%
• By 2075: 151,597 · +11.6%
• By 2100: 147,393 · +8.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Serbian 5% Slovak 2% Lithuanian 1%
• Foreign-born: 1% · South Korea, Canada

Political lean MEDSL · Blount

• 2024 margin: Solid R (+47.7) · D 25.5% · R 73.2% · Other 1.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -39.4pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+44.2 2016: R+48.8 2012: R+45.7 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 91.93%
• Current HPI: 474.0699
• 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

+703.0% since first listed

8 events — show timeline

• 2026-06-08 Pending — Knoxville MLS
• 2026-05-06 Relisted — Knoxville MLS
• 2026-05-01 Pending — Knoxville MLS
• 2026-04-28 Listed $199,950 Knoxville MLS
• 2026-04-01 Listing Removed — Knoxville MLS
• 2025-12-10 Listed $1,350,000 Knoxville MLS
• 2011-09-06 Sold (Public Records) $10,504 Public Records
• 2011-03-07 Listed $24,900 GSMAR

Property tax history

+11.4%/yr

Latest (2025): $671 · +0.0% YoY. Source: county tax records.