1791 W Valley Rd · Dunlap, TN 37397

$240,000

4 bd · 2.0 ba · 2,052 sqft · SingleFamily public records · 36 Days on market

Built 2000 1.00 ac lot $117/sqft · 31% below area Est $360k · 33% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +7.4/10.0
• Cash flow +6.5/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• DSCR +0.8/10.0
• 1% rule +0.4/10.0

Listing remarks MLS

Nestled in the scenic beauty of Whitwell, this charming 4-bedroom, 3-bath home offers the perfect blend of comfort, space, and breathtaking surroundings. With over 2,000 square feet of well-designed living space, this property is ideal for anyone seeking a peaceful retreat with room to grow. Step inside to find a spacious layout featuring generous living areas, a functional kitchen, and ample natural light throughout. The home’s thoughtful design provides both privacy and flexibility, making it perfect for entertaining or everyday living. Outside, enjoy wide-open views of rolling hills and mountains right from your back yard. The property offers a serene, country setting with a large yard—perfect for relaxing. Located in the quiet community of Whitwell, you’ll appreciate the tranquility of rural living while still being within convenient reach of nearby amenities. Don’t miss your chance to own this peaceful slice of Tennessee countryside—schedule your showing today!

Key facts

• 1 acre lot
• 6 parking spots
• Built 2000

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-468 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (34.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (46.0% below list).
• Recommended offer: $130k (46.0% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 2.4% in Dunlap — 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 60/100 on livability (#264 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B; Watch: schools F, amenities F, commute F.
• Sequatchie County (rural): math 24% / reading 24% proficiency, ranked #95 of 139 in TN (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 80 active listings in the ZIP; 37 units permitted in Sequatchie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($2k loan paydown + $12k appreciation (4.8% local appreciation)).
• Sequatchie County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$33k 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 ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,689 (46.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.54% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.16%
• DSCR: 0.68
• GRM: 15.4

CMA / ARV

• ARV (median comp): $360,379
• List price: $240,000
• Delta: -33.40%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.34×
• Total profit: $23,177
• Equity at exit: $133,578

10-year hold

• IRR: 7.8%
• Equity multiple: 2.44×
• Total profit: $96,795
• Equity at exit: $228,556

Cash invested: $67,200 (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 37397

• Home prices YoY: 1.6%
• Active inventory: 80
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-468

Break-even live

Break-even rent $1,889

Max offer price $157,414

Occupancy floor —

Sensitivity live

Price	-10% $-332	-5% $-400	+0% $-468	+5% $-535	+10% $-603
Rent	-10% $-570	-5% $-519	+0% $-468	+5% $-416	+10% $-365
Rate	-1.0pp $-347	-0.5pp $-406	base $-468	+0.5pp $-530	+1.0pp $-593

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $240,000 Active 36 DOM
2. 2026-06-17
   days on market $240,000 Active 35 DOM
3. 2026-06-16
   days on market $240,000 Active 34 DOM
4. 2026-06-15
   days on market $240,000 Active 33 DOM
5. 2026-06-14
   days on market $240,000 Active 31 DOM
6. 2026-06-13
   pricedays on market $240,000 Active 30 DOM
7. 2026-06-10
   days on market $259,000 Active 28 DOM
8. 2026-06-09
   days on market $259,000 Active 27 DOM
9. 2026-06-08
   days on market $259,000 Active 26 DOM
10. 2026-06-07
    days on market $259,000 Active 25 DOM
11. 2026-06-05
    days on market $259,000 Active 22 DOM
12. 2026-06-03
    days on market $259,000 Active 21 DOM
13. 2026-06-02
    days on market $259,000 Active 20 DOM
14. 2026-06-01
    days on market $259,000 Active 19 DOM
15. 2026-05-31
    days on market $259,000 Active 18 DOM
16. 2026-05-30
    days on market $259,000 Active 17 DOM
17. 2026-05-13
    listed $259,000 Active 1011-char remark

    Show marketing remark (1011 chars)

    Nestled in the scenic beauty of Whitwell, this charming 4-bedroom, 3-bath home offers the perfect blend of comfort, space, and breathtaking surroundings. With over 2,000 square feet of well-designed living space, this property is ideal for anyone seeking a peaceful retreat with room to grow. Step inside to find a spacious layout featuring generous living areas, a functional kitchen, and ample natural light throughout. The home’s thoughtful design provides both privacy and flexibility, making it perfect for entertaining or everyday living. Outside, enjoy wide-open views of rolling hills and mountains right from your back yard. The property offers a serene, country setting with a large yard—perfect for relaxing. Located in the quiet community of Whitwell, you’ll appreciate the tranquility of rural living while still being within convenient reach of nearby amenities. Don’t miss your chance to own this peaceful slice of Tennessee countryside—schedule your showing today!

18. 2026-04-13
    historical $259,000 1011-char remark

    Show marketing remark (1011 chars)

    Nestled in the scenic beauty of Whitwell, this charming 4-bedroom, 3-bath home offers the perfect blend of comfort, space, and breathtaking surroundings. With over 2,000 square feet of well-designed living space, this property is ideal for anyone seeking a peaceful retreat with room to grow. Step inside to find a spacious layout featuring generous living areas, a functional kitchen, and ample natural light throughout. The home’s thoughtful design provides both privacy and flexibility, making it perfect for entertaining or everyday living. Outside, enjoy wide-open views of rolling hills and mountains right from your back yard. The property offers a serene, country setting with a large yard—perfect for relaxing. Located in the quiet community of Whitwell, you’ll appreciate the tranquility of rural living while still being within convenient reach of nearby amenities. Don’t miss your chance to own this peaceful slice of Tennessee countryside—schedule your showing today!

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $1,704 · $142/mo
• Expected delta: +$900/yr (+$75/mo · 111.9%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $15,563
• − Mortgage interest: −$13,444
• − Property taxes: −$804
• − Insurance: −$1,997
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$6,982
• Taxable loss: −$10,154
• Est. tax savings @ 24.0%: +$2,437
• After-tax cash flow: $-3,173/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: Sequatchie County
• NCES district ID: 4703750
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 24% ▼ -3.00%
• Median HH income: $40,931
• Composite: 20.37/100
• National rank: #8598
• State rank: #95 of 139 in TN

Livability — Dunlap

• Score: 60/100
• State rank: #264
• US rank: #18526

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

• Population (ZIP): 10,044

Population outlook (Sequatchie County) Hauer SSP2

• Today (2025): 15,998 people
• By 2030: 16,451 · +2.8%
• By 2040: 17,030 · +6.5%
• By 2050: 17,192 · +7.5%
• By 2075: 17,053 · +6.6%
• By 2100: 15,876 · -0.8%

Race, ethnicity, and origin ACS 2023

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

Political lean MEDSL · Sequatchie

• 2024 margin: Solid R (+66.3) · D 16.4% · R 82.7%
• 2008→2024 swing: -31.5pp toward R · 2008: -34.8pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+62.8 2016: R+59.7 2012: R+39.9 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.83%
• Current HPI: 307.3072
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-13 Listed $259,000 REALTRACS as Distributed by MLS Grid
• 2026-04-13 Coming Soon $259,000 REALTRACS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $804 · +0.0% YoY. Source: county tax records.