607 Okolona Rd · Church Hill, TN 37642

$120,000

1 bd · 1.0 ba · 64 sqft · SingleFamily public records · 57 Days on market

Built 2025 0.63 ac lot $1875/sqft · 751% above area Est $222k · 46% under ↓ 33% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +9.0/30.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unfinished new construction sitting up on a hill with beautiful views, offering a level to gently sloping lot with some steeper areas. This ranch-style home already has major work completed--insulation, electrical, light fixtures, brand-new windows, plus one bedroom and one bathroom in place. * The house is plumbed but there is no water and there is no septic tank or system hooked up to the house. There is no utility water or sewer available. You will need to dig a well and install a full septic system. This property is ready for someone to step in and finish it their way. It will require installation of a septic system and a well, as there is no public water available. The seller started the project but has shifted directions--now it's an opportunity for the next buyer to take over and make it their own. Cash and conventional buyers welcome. No survey on file. Agents: All showings must be scheduled through ShowingTime!! Vacant and east to show. TAXES ARE TBD! Buyer and buyer's agent to verify ALL information represented in this advertisement. The home is approx 1 year old and has electricity. The camper does not convey! All fixtures they were ordered but not installed will remain with the home, all the cinder block will stay with the home. NO FHA, NO USDA, NO VA loans will work for this property. See sign.

Key facts

• Major work completed
• New construction
• Brand-new windows

Tags

• NEW CONSTRUCTION
• BEAUTIFUL VIEWS
• LEVEL TO GENTLY SLOPING LOT
• MAJOR WORK COMPLETED
• BRAND-NEW WINDOWS
• PLUMBED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (22.4% below list).
• Recommended offer: $93k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.5% in Church Hill — 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 71/100 on livability (#42 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Hawkins County (rural): math 23% / reading 26% proficiency, ranked #93 of 139 in TN (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 125 active listings in the ZIP; 151 units permitted in Hawkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hawkins County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $93,070 (22.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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: 0.78% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $222,203
• List price: $120,000
• Delta: -46.00%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.9%
• Equity multiple: 0.24×
• Total profit: $-25,421
• Equity at exit: $17,892

10-year hold

• IRR: -15.7%
• Equity multiple: 0.11×
• Total profit: $-29,791
• Equity at exit: $10,375

Cash invested: $33,600 (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 37642

• Home prices YoY: -16.0%
• Active inventory: 125
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $931 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $-94

Break-even live

Break-even rent $1,050

Max offer price $106,392

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-53	+0% $-94	+5% $-136	+10% $-177
Rent	-10% $-168	-5% $-131	+0% $-94	+5% $-57	+10% $-21
Rate	-1.0pp $-34	-0.5pp $-64	base $-94	+0.5pp $-125	+1.0pp $-157

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-10
   days on market $120,000 Active 57 DOM
2. 2026-06-09
   days on market $120,000 Active 56 DOM
3. 2026-06-08
   days on market $120,000 Active 55 DOM
4. 2026-06-07
   days on market $120,000 Active 54 DOM
5. 2026-06-05
   days on market $120,000 Active 51 DOM
6. 2026-06-02
   days on market $120,000 Active 49 DOM
7. 2026-06-01
   days on market $120,000 Active 48 DOM
8. 2026-05-31
   days on market $120,000 Active 47 DOM
9. 2026-05-30
   days on market $120,000 Active 46 DOM
10. 2026-05-10
    price $120,000 1329-char remark

    Show marketing remark (1329 chars)

    Unfinished new construction sitting up on a hill with beautiful views, offering a level to gently sloping lot with some steeper areas. This ranch-style home already has major work completed--insulation, electrical, light fixtures, brand-new windows, plus one bedroom and one bathroom in place. * The house is plumbed but there is no water and there is no septic tank or system hooked up to the house. There is no utility water or sewer available. You will need to dig a well and install a full septic system. This property is ready for someone to step in and finish it their way. It will require installation of a septic system and a well, as there is no public water available. The seller started the project but has shifted directions--now it's an opportunity for the next buyer to take over and make it their own. Cash and conventional buyers welcome. No survey on file. Agents: All showings must be scheduled through ShowingTime!! Vacant and east to show. TAXES ARE TBD! Buyer and buyer's agent to verify ALL information represented in this advertisement. The home is approx 1 year old and has electricity. The camper does not convey! All fixtures they were ordered but not installed will remain with the home, all the cinder block will stay with the home. NO FHA, NO USDA, NO VA loans will work for this property. See sign.

11. 2026-04-14
    listed $132,000 Active 1329-char remark

    Show marketing remark (1329 chars)

    Unfinished new construction sitting up on a hill with beautiful views, offering a level to gently sloping lot with some steeper areas. This ranch-style home already has major work completed--insulation, electrical, light fixtures, brand-new windows, plus one bedroom and one bathroom in place. * The house is plumbed but there is no water and there is no septic tank or system hooked up to the house. There is no utility water or sewer available. You will need to dig a well and install a full septic system. This property is ready for someone to step in and finish it their way. It will require installation of a septic system and a well, as there is no public water available. The seller started the project but has shifted directions--now it's an opportunity for the next buyer to take over and make it their own. Cash and conventional buyers welcome. No survey on file. Agents: All showings must be scheduled through ShowingTime!! Vacant and east to show. TAXES ARE TBD! Buyer and buyer's agent to verify ALL information represented in this advertisement. The home is approx 1 year old and has electricity. The camper does not convey! All fixtures they were ordered but not installed will remain with the home, all the cinder block will stay with the home. NO FHA, NO USDA, NO VA loans will work for this property. See sign.

12. 2023-05-10
    price $39,900
13. 2023-04-19
    price $42,000
14. 2023-03-30
    price $48,900
15. 2023-03-22
    price $55,900
16. 2023-03-17
    price $63,900
17. 2019-01-03
    soldstatus $180,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 6 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,168
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$893
• − Management: −$893
• − Depreciation: −$3,491
• Taxable loss: −$3,231
• Est. tax savings @ 24.0%: +$776
• After-tax cash flow: $-353/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: Hawkins County
• NCES district ID: 4701740
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $37,555
• Composite: 20.45/100
• National rank: #8581
• State rank: #93 of 139 in TN

Livability — Church Hill

• Score: 71/100
• State rank: #42
• US rank: #6706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 14,491
• Population (ZIP): 14,491

Population outlook (Hawkins County) Hauer SSP2

• Today (2025): 55,226 people
• By 2030: 53,784 · -2.6%
• By 2040: 50,015 · -9.4%
• By 2050: 45,682 · -17.3%
• By 2075: 36,211 · -34.4%
• By 2100: 26,536 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1% Black 1%
• Common ancestry: Serbian 2% Iranian 2% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Hawkins

• 2024 margin: Solid R (+68.8) · D 15.2% · R 84.0%
• 2008→2024 swing: -26.9pp toward R · 2008: -42.0pp · 2024: -68.8pp
• All cycles: 2024: R+68.8 2020: R+65.8 2016: R+63.4 2012: R+47.0 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.69%
• Current HPI: 297.1526
• 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

-33.3% since first listed

8 events — show timeline

• 2026-05-10 Price Changed $120,000 TVRMLS
• 2026-04-14 Listed $132,000 TVRMLS
• 2023-05-10 Price Changed $39,900 GCAR
• 2023-04-19 Price Changed $42,000 GCAR
• 2023-03-30 Price Changed $48,900 GCAR
• 2023-03-22 Price Changed $55,900 GCAR
• 2023-03-17 Price Changed $63,900 GCAR
• 2019-01-03 Sold (Public Records) $180,000 Public Records

Property tax history

-11.8%/yr

Latest (2025): $79 · -77.2% YoY. Source: county tax records.