409 Jarnigan St · Clinton, TN 37716

$141,000

2 bd · 1.0 ba · 775 sqft · SingleFamily public records · 51 Days on market

Built 1930 0.34 ac lot ↓ 3% since listing

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION : Investors! First time home buyers! Come and see this cozy 2 bedroom / 1 bathroom home in the city of Clinton, TN that is convenient to shopping, dining, the new Aspire Park, and interstates! With some TLC, this would make a great rental property or first time home. The roof is less than a year old, there are gutter guards installed, low maintenance vinyl exterior, a new walk in shower, vinyl windows, and the kitchen has been cosmetically updated already! The HVAC was serviced in late 2025! This house is being sold AS-IS, and seller will not consider making any repairs. All reasonable offers will be considered, so come and see this one before it's gone!

Key facts

• New walk in shower
• 0.34 acre lot
• Built 1930

Tags

• NEW WALK IN SHOWER
• LOW MAINTENANCE VINYL EXTERIOR
• GUTTER GUARDS INSTALLED
• COSMETICALLY UPDATED KITCHEN
• ROOF LESS THAN A YEAR OLD

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Not attached to another property; 775 building area (per tax records)
• Construction: Vinyl siding; Block construction; Frame construction
• Exterior features: Corner lot; Storage structure

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central cooling; Ceiling fan(s)
• Interior features: Pantry; Six total rooms
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $141k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $141k).
• Recommended offer: $137k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.8% in Clinton — 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 72/100 on livability (#30 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, employment D+, schools D-.
• Clinton (suburban): math 45% / reading 41% proficiency, ranked #13 of 139 in TN (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 160 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 400 units permitted in Anderson County in 2024 (91 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $975 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($137k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,770 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1930 — 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,681
• Equity at exit: $21,024

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $25,645
• Equity at exit: $12,191

Cash invested: $39,480 (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 37716

• Home prices YoY: -5.0%
• Active inventory: 160
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$739
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $333

Break-even live

Break-even rent $1,078

Max offer price $141,000

Occupancy floor 73%

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: $35,250
• Closing costs: $4,230
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 E Maire Ave Clinton, TN	2.0	1.0	784	$1,500	$1.91	23d	1	0.93mi

Listing history 11 events

1. 2026-06-12
   statusdays on market $141,000 Pending 51 DOM
2. 2026-06-09
   days on market $141,000 Active 49 DOM
3. 2026-06-08
   days on market $141,000 Active 48 DOM
4. 2026-06-08
   days on market $141,000 Active 47 DOM
5. 2026-06-05
   days on market $141,000 Active 45 DOM
6. 2026-06-03
   days on market $141,000 Active 43 DOM
7. 2026-06-02
   days on market $141,000 Active 42 DOM
8. 2026-06-01
   days on market $141,000 Active 41 DOM
9. 2026-05-31
   days on market $141,000 Active 40 DOM
10. 2026-05-22
    price $141,000
11. 2026-04-21
    listed $145,000 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: $644 · $54/mo
• Projected year-2 tax: $1,001 · $83/mo
• Expected delta: +$357/yr (+$30/mo · 55.5%)

ⓘ 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$7,898
• − Property taxes: −$644
• − Insurance: −$705
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,102
• Taxable income: $1,771
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $3,573/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: Clinton
• NCES district ID: 4700720
• Math proficiency: 45% ▼ -10.00%
• Reading proficiency: 41% ▼ -3.00%
• Median HH income: $41,297
• Composite: 36.18/100
• National rank: #4732
• State rank: #13 of 139 in TN

Livability — Clinton

• Score: 72/100
• State rank: #30
• US rank: #5726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, TN
• Population (ZIP): 26,361

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 76,963 people
• By 2030: 77,226 · +0.3%
• By 2040: 76,905 · -0.1%
• By 2050: 75,405 · -2.0%
• By 2075: 70,858 · -7.9%
• By 2100: 60,585 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 2% Slovak 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+35.7) · D 31.5% · R 67.3% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -26.2pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.2 2016: R+34.3 2012: R+29.8 2008: R+26.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.01%
• Current HPI: 364.842
• 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

-2.8% since first listed

2 events — show timeline

• 2026-05-22 Price Changed $141,000 Knoxville MLS
• 2026-04-21 Listed $145,000 Knoxville MLS

Property tax history

+4.6%/yr

Latest (2025): $644 · +53.3% YoY. Source: county tax records.