1095 York Hwy · Gainesboro, TN 38562

$129,900

3 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 4 Days on market

Built 1962 Est $112k · 16% over

---

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 +16.3/30.0
• Appreciation +10.0/10.0
• DSCR +5.0/10.0
• 1% rule +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.5/15.0

Listing remarks

3 bed room 1 bath home on acre. Vinyl siding, newer windows , on demand water heater, Appliances stay with the home. Great starter home or rental property.

Key facts

• Parking
• Built 1962
• Listed 4 days

Property features AI

Exterior

• Parking: 1 parking space (1 covered); Attached carport
• Utilities: Circuit breaker electrical service; Natural gas not available; Septic tank
• Home design: Single-family residence; Site-built home; One-story
• Construction: Frame construction; Vinyl siding; Metal roof; Built as site-built
• Exterior features: Covered porch; Wooded lot

Interior

• Kitchen: Refrigerator; Electric range
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Has cooling
• Interior features: Electric water heater; Crawl space basement
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $71 ($857/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 $107k (17.4% below list).
• Recommended offer: $107k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 1.5% in Gainesboro — 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 53/100 on livability (#388 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Jackson County (rural): math 27% / reading 27% proficiency, ranked #79 of 139 in TN (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 72 active listings in the ZIP.

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Jackson County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $107,344 (17.4% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.36%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $112,424
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1447 York Hwy	0.60mi	2/1.0 (-1)	1,283 (+7%)	13mo	$120,000	$94	44

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: 26.0%
• Equity multiple: 3.07×
• Total profit: $75,238
• Equity at exit: $117,024

10-year hold

• IRR: 22.8%
• Equity multiple: 6.99×
• Total profit: $217,871
• Equity at exit: $252,367

Cash invested: $36,372 (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 38562

• Home prices YoY: 11.0%
• Active inventory: 72
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,073 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $71

Break-even live

Break-even rent $983

Max offer price $129,900

Occupancy floor 88%

Sensitivity live

Price	-10% $145	-5% $108	+0% $71	+5% $35	+10% $-2
Rent	-10% $-13	-5% $29	+0% $71	+5% $114	+10% $156
Rate	-1.0pp $137	-0.5pp $104	base $71	+0.5pp $38	+1.0pp $4

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-03
   status $129,900 Pending 4 DOM
2. 2026-06-02
   days on market $129,900 Active 4 DOM
3. 2026-06-01
   days on market $129,900 Active 3 DOM
4. 2026-05-31
   days on market $129,900 Active 2 DOM
5. 2026-05-29
   listed $129,900 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: $495 · $41/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$427/yr (+$36/mo · 86.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $12,881
• − Mortgage interest: −$7,276
• − Property taxes: −$495
• − Insurance: −$650
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$3,779
• Taxable loss: −$1,380
• Est. tax savings @ 24.0%: +$331
• After-tax cash flow: $1,188/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: Jackson County
• NCES district ID: 4702070
• Math proficiency: 27% ▼ -1.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $32,962
• Composite: 22.09/100
• National rank: #8186
• State rank: #79 of 139 in TN

Livability — Gainesboro

• Score: 53/100
• State rank: #388
• US rank: #24363

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,586
• Population (ZIP): 6,586

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 11,267 people
• By 2030: 10,952 · -2.8%
• By 2040: 10,150 · -9.9%
• By 2050: 9,246 · -17.9%
• By 2075: 7,548 · -33.0%
• By 2100: 5,856 · -48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+62.5) · D 18.3% · R 80.8%
• 2008→2024 swing: -63.3pp toward R · 2008: 0.9pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+56.0 2016: R+47.2 2012: R+15.4 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 41.62%
• Current HPI: 419.1373
• 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

1 event — show timeline

• 2026-05-29 Listed $129,900 UCMLS

Property tax history

+4.9%/yr

Latest (2025): $495 · +0.0% YoY. Source: county tax records.