555 Poplar Ave · Jellico, TN 37762

$109,900

4 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 60 Days on market

Built 1900 7,405 sqft lot

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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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Appreciation +6.3/10.0
• 1% rule +4.8/10.0
• 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

Ranch-style home offering comfort, convenience, and easy one-level living. Situated on approximately 0.17 acres, this property provides a manageable yard with space for outdoor enjoyment, gardening, or relaxing evenings. Inside, you'll find a functional layout designed for everyday living, with all rooms conveniently located on a single level. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this home offers great potential to make it your own. Located within close proximity to local amenities, schools, and major roadways. Don't miss your chance to own a cozy home in a convenient location--schedule your showing today!

Key facts

• Manageable yard
• Outdoor enjoyment
• Functional layout

Tags

• ONE LEVEL LIVING
• MANAGEABLE YARD
• OUTDOOR ENJOYMENT
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Not attached to another building
• Construction: Frame construction; Other construction materials
• Exterior features: Irregular, level lot; Lot size about 0.17 acre

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; No central cooling
• Interior features: Seven total rooms; Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/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 $108k (1.8% below list).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 $4k of equity ($760 loan paydown + $3k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $78k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1900 — 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: 0.98% ✗
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 8.5

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: 13.6%
• Equity multiple: 1.76×
• Total profit: $23,395
• Equity at exit: $47,215

10-year hold

• IRR: 15.7%
• Equity multiple: 3.23×
• Total profit: $68,653
• Equity at exit: $71,096

Cash invested: $30,772 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,079 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $193

Break-even live

Break-even rent $835

Max offer price $109,900

Occupancy floor 77%

Sensitivity live

Price	-10% $255	-5% $224	+0% $193	+5% $162	+10% $130
Rent	-10% $107	-5% $150	+0% $193	+5% $235	+10% $278
Rate	-1.0pp $248	-0.5pp $221	base $193	+0.5pp $164	+1.0pp $135

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-04
   statusdays on market $109,900 Pending 60 DOM
2. 2026-06-02
   days on market $109,900 Active 59 DOM
3. 2026-06-01
   days on market $109,900 Active 58 DOM
4. 2026-05-31
   days on market $109,900 Active 57 DOM
5. 2026-04-27
   listed $109,900 Active 669-char remark

   Show marketing remark (669 chars)

   Ranch-style home offering comfort, convenience, and easy one-level living. Situated on approximately 0.17 acres, this property provides a manageable yard with space for outdoor enjoyment, gardening, or relaxing evenings. Inside, you'll find a functional layout designed for everyday living, with all rooms conveniently located on a single level. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this home offers great potential to make it your own. Located within close proximity to local amenities, schools, and major roadways. Don't miss your chance to own a cozy home in a convenient location--schedule your showing today!

6. 2026-04-27
   listed $109,900 Active 669-char remark

   Show marketing remark (669 chars)

   Ranch-style home offering comfort, convenience, and easy one-level living. Situated on approximately 0.17 acres, this property provides a manageable yard with space for outdoor enjoyment, gardening, or relaxing evenings. Inside, you'll find a functional layout designed for everyday living, with all rooms conveniently located on a single level. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this home offers great potential to make it your own. Located within close proximity to local amenities, schools, and major roadways. Don't miss your chance to own a cozy home in a convenient location--schedule your showing today!

7. 2026-04-21
   price $109,900
8. 2026-04-03
   listed $129,900 Active
9. 2022-07-28
   soldstatus $78,000
10. 2022-07-26
    soldstatus $78,000 Closed
11. 2022-06-28
    historical Pending - Continue to Show
12. 2022-06-22
    listed $79,900 Active

ⓘ 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: $452 · $38/mo
• Projected year-2 tax: $780 · $65/mo
• Expected delta: +$328/yr (+$27/mo · 72.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $12,948
• − Mortgage interest: −$6,156
• − Property taxes: −$452
• − Insurance: −$550
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$3,197
• Taxable income: $522
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $2,187/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

+37.5% since first listed

8 events — show timeline

• 2026-04-27 Listed $109,900 LAAR
• 2026-04-27 Listed $109,900 TVRMLS
• 2026-04-21 Price Changed $109,900 Knoxville MLS
• 2026-04-03 Listed $129,900 Knoxville MLS
• 2022-07-28 Sold (Public Records) $78,000 Public Records
• 2022-07-26 Sold (MLS) $78,000 Knoxville MLS
• 2022-06-28 Contingent — Knoxville MLS
• 2022-06-22 Listed $79,900 Knoxville MLS

Property tax history

+2.8%/yr

Latest (2025): $452 · +0.0% YoY. Source: county tax records.