307 W Farrell St · Niota, TN 37826

$174,900

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 31 Days on market

Built 1952 7,840 sqft lot Est $201k · 13% 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).

• Cash flow +15.7/30.0
• ARV discount +13.4/15.0
• DSCR +4.8/10.0
• 1% rule +2.9/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Goldilocks would be proud! This 2 bedroom home is bigger than it looks. It has had all kinds of updates. You will fall in love with the bonus room that runs the entire back length of the house! You can use it for whatever you want!, Whether it be for an extra bedroom, play room, man cave or den, it It has so many possibilities! It is it move in ready for someone just starting out or ready to snuggle in. In the back yard, you have an enclosed carport. The front porch is so cozy but big enough to sit on to sip your morning coffee! Come check it out!

Key facts

• Enclosed carport
• Front porch
• Bonus room

Tags

• BONUS ROOM
• ENCLOSED CARPORT
• FRONT PORCH

Property features AI

Exterior

• Parking: Carport (1 covered space); Gravel parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property; Three or more levels
• Construction: Metal roof; Existing structure
• Exterior features: Level lot; Lot dimensions approximately 67 x 121

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central heating; Central air conditioning
• Interior features: Crawl space basement; Electric range; Dishwasher; Refrigerator; Microwave

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $76 ($909/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 $139k (20.6% below list).
• Recommended offer: $139k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.2% in Niota — 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 52/100 on livability (#398 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, crime F, amenities F.
• Mcminn County (rural): math 24% / reading 29% proficiency, ranked #77 of 139 in TN (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Niota Elementary (math 18% / reading 19%, grade F, #691 of 952 statewide, top 73%, 517 students, 0% FRL); Mcminn High School (math 7% / reading 38%, grade F, #153 of 332 statewide, top 47%, 1,408 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: 49 active listings in the ZIP; 45 units permitted in McMinn County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 $28k; list at $175k implies a 536% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,841 (20.6% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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?
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: 0.79% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $201,096
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 W Farrell St	0.04mi	2/1.0	1,092 (+3%)	7mo	$177,000	$162	88
319 E Farrell St	0.47mi	3/1.5 (+1)	1,150 (+8%)	4mo	$140,000	$122	54
324 Collins St	0.49mi	2/1.0	950 (-11%)	23mo	$179,900	$189	40
324 Collins St	0.49mi	2/1.0	950 (-11%)	23mo	$179,900	$189	40

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

Projected returns pro-forma

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

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-23,610
• Equity at exit: $26,078

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-14,728
• Equity at exit: $15,122

Cash invested: $48,972 (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 37826

• Home prices YoY: -11.5%
• Active inventory: 49
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$31 /mo · $372/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $76

Break-even live

Break-even rent $1,292

Max offer price $174,900

Occupancy floor 90%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $174,900 Active 31 DOM
2. 2026-06-18
   days on market $174,900 Active 30 DOM
3. 2026-06-17
   days on market $174,900 Active 29 DOM
4. 2026-06-16
   days on market $174,900 Active 28 DOM
5. 2026-06-15
   days on market $174,900 Active 27 DOM
6. 2026-06-14
   days on market $174,900 Active 25 DOM
7. 2026-06-12
   days on market $174,900 Active 24 DOM
8. 2026-06-09
   days on market $174,900 Active 21 DOM
9. 2026-06-08
   days on market $174,900 Active 20 DOM
10. 2026-06-07
    days on market $174,900 Active 19 DOM
11. 2026-06-07
    days on market $174,900 Active 18 DOM
12. 2026-06-03
    days on market $174,900 Active 15 DOM
13. 2026-06-02
    days on market $174,900 Active 14 DOM
14. 2026-06-01
    days on market $174,900 Active 13 DOM
15. 2026-05-31
    days on market $174,900 Active 12 DOM
16. 2026-05-30
    days on market $174,900 Active 11 DOM
17. 2026-05-19
    listed $174,900 Active

    Show marketing remark (555 chars)

    Goldilocks would be proud! This 2 bedroom home is bigger than it looks. It has had all kinds of updates. You will fall in love with the bonus room that runs the entire back length of the house! You can use it for whatever you want!, Whether it be for an extra bedroom, play room, man cave or den, it It has so many possibilities! It is it move in ready for someone just starting out or ready to snuggle in. In the back yard, you have an enclosed carport. The front porch is so cozy but big enough to sit on to sip your morning coffee! Come check it out!

18. 2026-05-19
    listed $174,900 Active 555-char remark

    Show marketing remark (555 chars)

    Goldilocks would be proud! This 2 bedroom home is bigger than it looks. It has had all kinds of updates. You will fall in love with the bonus room that runs the entire back length of the house! You can use it for whatever you want!, Whether it be for an extra bedroom, play room, man cave or den, it It has so many possibilities! It is it move in ready for someone just starting out or ready to snuggle in. In the back yard, you have an enclosed carport. The front porch is so cozy but big enough to sit on to sip your morning coffee! Come check it out!

19. 2026-05-18
    listed $174,900 Active 553-char remark

    Show marketing remark (553 chars)

    Goldilocks would be proud! This 2 bedroom home is bigger than it looks. It has had all kinds of updates. You will fall in love with the bonus room that runs the entire back length of the house! You can use it for whatever you want!, Whether it be for an extra bedroom, play room, man cave or den, it It has so many possibilities! It is it move in ready for someone just starting out or ready to snuggle in. In the back yard, you have an enclosed carport. The front porch is so cozy but big enough to sit on to sip your morning coffee! Come check it out!

20. 2008-05-19
    listed $68,900
21. 2007-06-15
    soldstatus $27,500
22. 2007-05-03
    listed $29,900
23. 2006-09-08
    listed $44,900
24. 2006-09-08
    listed $44,900
25. 2005-10-25
    soldstatus $41,200

ⓘ 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: $372 · $31/mo
• Projected year-2 tax: $1,242 · $103/mo
• Expected delta: +$870/yr (+$72/mo · 233.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $16,661
• − Mortgage interest: −$9,797
• − Property taxes: −$372
• − Insurance: −$874
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$5,088
• Taxable loss: −$2,136
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $1,422/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: Mcminn County
• NCES district ID: 4702820
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $41,622
• Composite: 22.49/100
• National rank: #8099
• State rank: #77 of 139 in TN

Livability — Niota

• Score: 52/100
• State rank: #398
• US rank: #24808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Niota, TN
• Population (ZIP): 3,493

Population outlook (McMinn County) Hauer SSP2

• Today (2025): 53,766 people
• By 2030: 54,098 · +0.6%
• By 2040: 54,450 · +1.3%
• By 2050: 54,202 · +0.8%
• By 2075: 55,241 · +2.7%
• By 2100: 56,399 · +4.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Asian 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Slovak 3% Iranian 2% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · McMinn

• 2024 margin: Solid R (+64.2) · D 17.5% · R 81.7%
• 2008→2024 swing: -22.3pp toward R · 2008: -41.9pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+60.6 2016: R+59.7 2012: R+46.9 2008: R+41.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.99%
• Current HPI: 247.1756
• 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

+324.5% since first listed

9 events — show timeline

• 2026-05-19 Listed $174,900 REALTRACS as Distributed by MLS Grid
• 2026-05-19 Listed $174,900 Knoxville MLS
• 2026-05-18 Listed $174,900 RCAOR
• 2008-05-19 Listed $68,900 Knoxville MLS
• 2007-06-15 Sold (MLS) $27,500 Knoxville MLS
• 2007-05-03 Listed $29,900 Knoxville MLS
• 2006-09-08 Listed $44,900 Knoxville MLS
• 2006-09-08 Listed $44,900 Knoxville MLS
• 2005-10-25 Sold (Public Records) $41,200 Public Records

Property tax history

+3.6%/yr

Latest (2025): $372 · +0.0% YoY. Source: county tax records.