110 School House Hill St · Ducktown, TN 37317

$199,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 18 Days on market

Built 2000 7,316 sqft lot $213/sqft · at area comps Est $198k · at est.

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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 +15.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.3/15.0
• DSCR +4.9/10.0
• 1% rule +3.0/10.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming raised ranch-style home offering flexible living space and endless potential! The main level features 2 spacious bedrooms and 1 full bath, along with comfortable living and dining areas designed for everyday living. Enjoy morning coffee or evening relaxation from the large wraparound porch overlooking the property. Both the metal roof and HVAC new in 2020. The walkout basement adds incredible versatility with 2 additional bedrooms, 1 full bath, and a partially finished layout complete with a separate entrance -- ideal for guests, extended family, a home office, or potential rental opportunity. Don't miss your chance to own a property with multi-generational living potential

Key facts

• Walkout basement
• Separate entrance
• Raised ranch style

Tags

• RAISED RANCH STYLE
• LARGE WRAPAROUND PORCH
• WALKOUT BASEMENT
• SEPARATE ENTRANCE

Property features AI

Exterior

• Parking: Asphalt driveway; Off-street parking
• Security: Fire alarm
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Cable available; Phone available
• Home design: Single-family house; Two levels / 2 stories; Irregular, sloped city lot with backyard; Paved city street frontage
• Construction: Block foundation; Block construction; Vinyl siding; Composition shingle roof
• Exterior features: Balcony; Private yard; Lighting; Rain gutters; Awning(s); Covered deck/porch areas; Side porch; Front porch

Interior

• Kitchen: Built-in electric range; Electric oven; Electric cooktop; Cooktop; Free-standing refrigerator; Pantry
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Flooring: Laminate flooring; Wood flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Natural woodwork; Pantry; Partially finished basement; Basement present
• Laundry & utility: Washer/Dryer included; Laundry located on main level; Accessible washer/dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $159k (20.2% below list).
• Recommended offer: $159k (20.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#345 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Polk County (rural): math 32% / reading 32% proficiency, ranked #44 of 139 in TN (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Copper Basin Elementary School (math 32% / reading 27%, grade F, #423 of 952 statewide, top 48%, 349 students, 0% FRL); Chilhowee Middle School (math 36% / reading 32%, grade F, #70 of 333 statewide, top 21%, 322 students, 0% FRL); Copper Basin High School (math 27% / reading 32%, grade F, #86 of 332 statewide, top 27%, 265 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 70 active listings in the ZIP; 211 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Polk County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $199k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,901 (20.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.80% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

• ARV (median comp): $198,020
• List price: $199,000
• Delta: 0.49%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 Main St	0.12mi	2/2.0	880 (-6%)	19mo	$195,000	$222	64
195 Main	0.04mi	2/2.0	832 (-11%)	23mo	$198,000	$238	57
195 Main St	0.06mi	2/2.0	832 (-11%)	23mo	$198,000	$238	56

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

Projected returns pro-forma

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

5-year hold

• IRR: 25.7%
• Equity multiple: 3.05×
• Total profit: $114,181
• Equity at exit: $179,275

10-year hold

• IRR: 22.6%
• Equity multiple: 6.95×
• Total profit: $331,386
• Equity at exit: $386,613

Cash invested: $55,720 (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 37317

• Active inventory: 70
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$36 /mo · $433/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $93

Break-even live

Break-even rent $1,472

Max offer price $199,000

Occupancy floor 89%

Sensitivity live

Price	-10% $205	-5% $149	+0% $93	+5% $36	+10% $-257
Rent	-10% $-33	-5% $30	+0% $93	+5% $156	+10% $218
Rate	-1.0pp $193	-0.5pp $143	base $93	+0.5pp $41	+1.0pp $-11

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-15
   price $225,000 719-char remark
2. 2026-05-07
   listed $240,000 Active 719-char remark
3. 2021-09-02
   soldstatus $70,000
4. 1998-08-11
   soldstatus $25,000

ⓘ 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: $433 · $36/mo
• Projected year-2 tax: $1,413 · $118/mo
• Expected delta: +$980/yr (+$82/mo · 226.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,068
• − Mortgage interest: −$11,147
• − Property taxes: −$433
• − Insurance: −$995
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$5,789
• Taxable loss: −$2,347
• Est. tax savings @ 24.0%: +$563
• After-tax cash flow: $1,676/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: Polk County
• NCES district ID: 4703450
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $37,990
• Composite: 26.72/100
• National rank: #7149
• State rank: #44 of 139 in TN

Livability — Ducktown

• Score: 56/100
• State rank: #345
• US rank: #22819

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ducktown, TN
• City population: 423
• Population (ZIP): 2,576

Population outlook (Polk County) Hauer SSP2

• Today (2025): 16,734 people
• By 2030: 16,567 · -1.0%
• By 2040: 16,015 · -4.3%
• By 2050: 15,172 · -9.3%
• By 2075: 12,998 · -22.3%
• By 2100: 10,606 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 10% Lithuanian 4% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+68.1) · D 15.5% · R 83.7%
• 2008→2024 swing: -35.2pp toward R · 2008: -33.0pp · 2024: -68.1pp
• All cycles: 2024: R+68.1 2020: R+63.4 2016: R+59.0 2012: R+37.2 2008: R+33.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 102.70%
• Current HPI: 357.312
• 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

+696.0% since first listed

6 events — show timeline

• 2026-05-24 Pending — GCAR
• 2026-05-19 Price Changed $199,000 GCAR
• 2026-05-15 Price Changed $225,000 GCAR
• 2026-05-07 Listed $240,000 GCAR
• 2021-09-02 Sold (Public Records) $70,000 Public Records
• 1998-08-11 Sold (Public Records) $25,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $433 · +0.0% YoY. Source: county tax records.