1100 North York Hwy · Jamestown, TN 38556

$145,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 237 Days on market

Built 1979 0.90 ac lot $127/sqft · 15% below area Est $171k · 15% under ↓ 17% since listing

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Why this score? — see what drove the B 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
• ARV discount +14.3/15.0
• Appreciation +10.0/10.0
• DSCR +8.5/10.0
• 1% rule +5.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Close to town 3 bd rm 2 bth home with nice yard and lots of storage room.

Key facts

• 0.9 acre lot
• Garage
• Built 1979

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.6% in Jamestown — 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 61/100 on livability (#250 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: housing D, schools F, crime F.
• Fentress County (rural): math 24% / reading 27% proficiency, ranked #91 of 139 in TN (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 325 active listings in the ZIP.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Fentress County population projected at -19% 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 $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.04% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.16%
• DSCR: 1.45
• GRM: 8.0

CMA / ARV

• ARV (median comp): $170,711
• List price: $145,000
• Delta: -15.06%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2106 Old Wolf River Rd	0.29mi	3/1.5	1,008 (-12%)	16mo	$160,000	$159	52
2277 Old Wolf River Rd	0.43mi	2/1.0 (-1)	980 (-14%)	7mo	$151,000	$154	46

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: 31.7%
• Equity multiple: 3.48×
• Total profit: $100,794
• Equity at exit: $130,627

10-year hold

• IRR: 27.4%
• Equity multiple: 7.88×
• Total profit: $279,462
• Equity at exit: $281,703

Cash invested: $40,600 (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 38556

• Home prices YoY: 13.5%
• Active inventory: 325
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,509 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$28 /mo · $330/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $344

Break-even live

Break-even rent $1,074

Max offer price $145,000

Occupancy floor 72%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $145,000 Active 237 DOM
2. 2026-06-17
   days on market $145,000 Active 236 DOM
3. 2026-06-16
   days on market $145,000 Active 235 DOM
4. 2026-06-15
   days on market $145,000 Active 234 DOM
5. 2026-06-13
   days on market $145,000 Active 232 DOM
6. 2026-06-12
   days on market $145,000 Active 231 DOM
7. 2026-06-09
   days on market $145,000 Active 228 DOM
8. 2026-06-08
   days on market $145,000 Active 227 DOM
9. 2026-06-08
   days on market $145,000 Active 226 DOM
10. 2026-06-07
    days on market $145,000 Active 225 DOM
11. 2026-06-03
    days on market $145,000 Active 222 DOM
12. 2026-06-02
    days on market $145,000 Active 221 DOM
13. 2026-06-01
    days on market $145,000 Active 220 DOM
14. 2026-05-31
    days on market $145,000 Active 219 DOM
15. 2026-03-01
    status Active 73-char remark

    Show marketing remark (73 chars)

    Close to town 3 bd rm 2 bth home with nice yard and lots of storage room.

16. 2026-02-19
    status Pending 73-char remark

    Show marketing remark (73 chars)

    Close to town 3 bd rm 2 bth home with nice yard and lots of storage room.

17. 2025-10-13
    listed $145,000 Active 73-char remark

    Show marketing remark (73 chars)

    Close to town 3 bd rm 2 bth home with nice yard and lots of storage room.

18. 2025-10-02
    historical
19. 2025-07-10
    price $155,000
20. 2025-05-20
    price $170,000
21. 2025-04-02
    listed $175,000 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: $330 · $28/mo
• Projected year-2 tax: $1,030 · $86/mo
• Expected delta: +$700/yr (+$58/mo · 212.0%)

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

Taxation est. · year 1

• Rental income: $18,108
• − Mortgage interest: −$8,122
• − Property taxes: −$330
• − Insurance: −$725
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$4,218
• Taxable income: $1,815
• Est. tax owed @ 24.0%: −$436
• After-tax cash flow: $3,690/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: Fentress County
• NCES district ID: 4701230
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $30,419
• Composite: 20.6/100
• National rank: #8552
• State rank: #91 of 139 in TN

Livability — Jamestown

• Score: 61/100
• State rank: #250
• US rank: #17976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,531

Population outlook (Fentress County) Hauer SSP2

• Today (2025): 17,295 people
• By 2030: 16,749 · -3.2%
• By 2040: 15,443 · -10.7%
• By 2050: 14,077 · -18.6%
• By 2075: 11,482 · -33.6%
• By 2100: 9,658 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fentress

• 2024 margin: Solid R (+75.8) · D 11.8% · R 87.6%
• 2008→2024 swing: -31.9pp toward R · 2008: -43.9pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+71.3 2016: R+67.5 2012: R+53.4 2008: R+43.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.31%
• Current HPI: 372.5676
• 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

-17.1% since first listed

7 events — show timeline

• 2026-03-01 Relisted — Knoxville MLS
• 2026-02-19 Pending — Knoxville MLS
• 2025-10-13 Listed $145,000 Knoxville MLS
• 2025-10-02 Listing Removed — Knoxville MLS
• 2025-07-10 Price Changed $155,000 Knoxville MLS
• 2025-05-20 Price Changed $170,000 Knoxville MLS
• 2025-04-02 Listed $175,000 Knoxville MLS

Property tax history

+0.7%/yr

Latest (2025): $330 · +0.0% YoY. Source: county tax records.