166 Maynard Ave · Jamestown, TN 38556

$79,000

2 bd · 1.0 ba · 924 sqft · Manufactured · 137 Days on market

Built 1996 Fair condition 0.67 ac lot ↓ 11% since listing

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Perfect for first-time homebuyers, this cozy 2-bedroom, 1-bath home offers a smart split-bedroom layout for added privacy. The kitchen includes appliances, making the move-in process simple and stress-free. Sitting on a 0.67-acre lot, the property backs up to a gentle creek—an ideal spot to relax and enjoy a little outdoor space of your own. Located just minutes from downtown Jamestown, TN, you'll love the convenience of nearby shops, local restaurants, schools, and community activities. Jamestown's welcoming small-town feel and easy access to outdoor attractions like Big South Fork make it a wonderful place to put down roots. With a monthly payment that's often less than renting, this home is an affordable step into homeownership. Why keep renting when you can own? Call today to schedule your showing!

Key facts

• Appliances
• 0.67 acres
• Split bedrooms

Tags

• SPLIT BEDROOMS
• APPLIANCES
• 0.67 ACRES
• BORDERS A CREEK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 4.6% in Jamestown — 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 61/100 on livability (#250 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: housing D, schools F, crime F.
• Fentress County (rural): math 24% / reading 27% proficiency, ranked #91 of 139 in TN (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 325 active listings in the ZIP.

Forward outlook

• In year one you build about $8k of equity ($546 loan paydown + $8k appreciation (10.0% local appreciation)).
• Fentress County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. 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.
9. 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.
10. 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: 1.69% ✓
• Cap rate: 14.07%
• Cash-on-cash: 27.76%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 42.5%
• Equity multiple: 4.23×
• Total profit: $71,443
• Equity at exit: $71,169

10-year hold

• IRR: 36.7%
• Equity multiple: 9.51×
• Total profit: $188,210
• Equity at exit: $153,480

Cash invested: $22,120 (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 38556

• Home prices YoY: 13.5%
• Active inventory: 325
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $445

Break-even live

Break-even rent $775

Max offer price $79,000

Occupancy floor 62%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $79,000 Active 137 DOM
2. 2026-06-17
   days on market $79,000 Active 136 DOM
3. 2026-06-16
   days on market $79,000 Active 135 DOM
4. 2026-06-15
   days on market $79,000 Active 134 DOM
5. 2026-06-13
   days on market $79,000 Active 132 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   pricedays on market $79,000 Active 131 DOM
8. 2026-06-09
   days on market $79,900 Active 128 DOM
9. 2026-06-08
   days on market $79,900 Active 127 DOM
10. 2026-06-08
    days on market $79,900 Active 126 DOM
11. 2026-06-07
    days on market $79,900 Active 125 DOM
12. 2026-06-03
    days on market $79,900 Active 122 DOM
13. 2026-06-02
    days on market $79,900 Active 121 DOM
14. 2026-06-01
    days on market $79,900 Active 120 DOM
15. 2026-05-31
    days on market $79,900 Active 119 DOM
16. 2026-04-03
    price $79,900 819-char remark

    Show marketing remark (819 chars)

    Perfect for first-time homebuyers, this cozy 2-bedroom, 1-bath home offers a smart split-bedroom layout for added privacy. The kitchen includes appliances, making the move-in process simple and stress-free. Sitting on a 0.67-acre lot, the property backs up to a gentle creek—an ideal spot to relax and enjoy a little outdoor space of your own. Located just minutes from downtown Jamestown, TN, you'll love the convenience of nearby shops, local restaurants, schools, and community activities. Jamestown's welcoming small-town feel and easy access to outdoor attractions like Big South Fork make it a wonderful place to put down roots. With a monthly payment that's often less than renting, this home is an affordable step into homeownership. Why keep renting when you can own? Call today to schedule your showing!

17. 2026-04-02
    price $79,900 827-char remark

    Show marketing remark (827 chars)

    Perfect for first-time homebuyers, this cozy 2-bedroom, 1-bath home offers a smart split-bedroom layout for added privacy. The kitchen includes appliances, making the move-in process simple and stress-free. Sitting on a 0.67-acre lot, the property backs up to a gentle creek—an ideal spot to relax and enjoy a little outdoor space of your own. Located just minutes from downtown Jamestown, TN, you'll love the convenience of nearby shops, local restaurants, schools, and community activities. Jamestown's welcoming small-town feel and easy access to outdoor attractions like Big South Fork make it a wonderful place to put down roots. With a monthly payment that's often less than renting, this home is an affordable step into homeownership. Why keep renting when you can own? Call today to schedule your showing!

18. 2026-04-02
    price $79,900

    Show marketing remark (827 chars)

    Perfect for first-time homebuyers, this cozy 2-bedroom, 1-bath home offers a smart split-bedroom layout for added privacy. The kitchen includes appliances, making the move-in process simple and stress-free. Sitting on a 0.67-acre lot, the property backs up to a gentle creek—an ideal spot to relax and enjoy a little outdoor space of your own. Located just minutes from downtown Jamestown, TN, you'll love the convenience of nearby shops, local restaurants, schools, and community activities. Jamestown's welcoming small-town feel and easy access to outdoor attractions like Big South Fork make it a wonderful place to put down roots. With a monthly payment that's often less than renting, this home is an affordable step into homeownership. Why keep renting when you can own? Call today to schedule your showing!

19. 2026-02-02
    listed $89,900 Active 819-char remark

    Show marketing remark (819 chars)

    Perfect for first-time homebuyers, this cozy 2-bedroom, 1-bath home offers a smart split-bedroom layout for added privacy. The kitchen includes appliances, making the move-in process simple and stress-free. Sitting on a 0.67-acre lot, the property backs up to a gentle creek—an ideal spot to relax and enjoy a little outdoor space of your own. Located just minutes from downtown Jamestown, TN, you'll love the convenience of nearby shops, local restaurants, schools, and community activities. Jamestown's welcoming small-town feel and easy access to outdoor attractions like Big South Fork make it a wonderful place to put down roots. With a monthly payment that's often less than renting, this home is an affordable step into homeownership. Why keep renting when you can own? Call today to schedule your showing!

20. 2026-02-01
    listed $89,900 Active 827-char remark

    Show marketing remark (827 chars)

    Perfect for first-time homebuyers, this cozy 2-bedroom, 1-bath home offers a smart split-bedroom layout for added privacy. The kitchen includes appliances, making the move-in process simple and stress-free. Sitting on a 0.67-acre lot, the property backs up to a gentle creek—an ideal spot to relax and enjoy a little outdoor space of your own. Located just minutes from downtown Jamestown, TN, you'll love the convenience of nearby shops, local restaurants, schools, and community activities. Jamestown's welcoming small-town feel and easy access to outdoor attractions like Big South Fork make it a wonderful place to put down roots. With a monthly payment that's often less than renting, this home is an affordable step into homeownership. Why keep renting when you can own? Call today to schedule your showing!

21. 2026-01-30
    listed $89,900 Active

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,065
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$1,192
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$2,298
• Taxable income: $4,394
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $4,288/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Key areas needing attention include the exterior, roof, flooring, and HVAC system.

Repairs flagged

• Major siding — Severe weathering
• Major roof — Significant wear
• Major flooring — Worn-out condition
• Major HVAC unit — Exposed and potentially leaking

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both repair roof — Fixes major issue and prevents further damage
• Both replace flooring — Improves living space and value
• Both service HVAC — Ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering	Major	$15,000–50,000
roof · Significant wear	Major	$15,000–50,000
flooring · Worn-out condition	Major	$15,000–50,000
HVAC unit · Exposed and potentially leaking	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair roof — Fixes major issue and prevents further damage ↑
• Both replace flooring — Improves living space and value ↑
• Both service HVAC — Ensures comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fentress County
• NCES district ID: 4701230
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $30,419
• Composite: 20.6/100
• National rank: #8552
• State rank: #91 of 139 in TN

Livability — Jamestown

• Score: 61/100
• State rank: #250
• US rank: #17976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,531

Population outlook (Fentress County) Hauer SSP2

• Today (2025): 17,295 people
• By 2030: 16,749 · -3.2%
• By 2040: 15,443 · -10.7%
• By 2050: 14,077 · -18.6%
• By 2075: 11,482 · -33.6%
• By 2100: 9,658 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fentress

• 2024 margin: Solid R (+75.8) · D 11.8% · R 87.6%
• 2008→2024 swing: -31.9pp toward R · 2008: -43.9pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+71.3 2016: R+67.5 2012: R+53.4 2008: R+43.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.31%
• Current HPI: 372.5676
• 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

-11.1% since first listed

6 events — show timeline

• 2026-04-03 Price Changed $79,900 UCMLS
• 2026-04-02 Price Changed $79,900 REALTRACS as Distributed by MLS Grid
• 2026-04-02 Price Changed $79,900 Knoxville MLS
• 2026-02-02 Listed $89,900 UCMLS
• 2026-02-01 Listed $89,900 REALTRACS as Distributed by MLS Grid
• 2026-01-30 Listed $89,900 Knoxville MLS