313 W Walden St · La Follette, TN 37766

$125,000

3 bd · 1.0 ba · 1,108 sqft · SingleFamily public records · 23 Days on market

Built 1915 7,405 sqft lot Est $161k · 22% under

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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 +16.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Are you looking to get into a house inexpensively? Here you go! Conveniently located to all amenities Campbell County has to offer, including ATV trails, downtown businesses, and beautiful Norris Lake. Three oversized bedrooms, dining room, and large living. Call for your private showing today. Buyer to verify all information, including measurements.

Key facts

• 7,405 sq ft lot
• Built 1915
• Listed 22 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Single-family (not attached)
• Construction: Vinyl siding with frame construction
• Exterior features: Rolling slope lot; Mountain view

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living areas)
• Flooring: Laminate; Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central cooling
• Interior features: Eat-in kitchen; Crawl space basement (unfinished)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $71 ($851/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 $105k (16.3% below list).
• Recommended offer: $105k (16.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#178 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Campbell County (rural): math 19% / reading 20% proficiency, ranked #120 of 139 in TN (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Campbell County Comprehensive High School (math 12% / reading 24%, grade F, #212 of 332 statewide, top 64%, 1,242 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 274 active listings in the ZIP; 111 units permitted in Campbell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Campbell County population projected at -21% 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 23 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago 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.
• Current owner paid $60k; list at $125k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,570 (16.3% below list)

Questions for the listing agent

1. Built in 1915 — 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. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $160,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Twenty 1st St N	0.57mi	3/2.0	1,104 (-0%)	9mo	$230,000	$208	61
412 W Hemlock St	0.46mi	3/2.0	1,164 (+5%)	8mo	$257,000	$221	59
503 E Prospect St	0.69mi	3/1.5	1,137 (+3%)	6mo	$108,000	$95	56
914 S 13th St	0.71mi	2/1.0 (-1)	1,120 (+1%)	5mo	$157,000	$140	56
501 E Prospect St	0.68mi	2/2.0 (-1)	1,136 (+2%)	2mo	$100,000	$88	54
109 N 23rd St	0.73mi	3/1.0	1,176 (+6%)	3mo	$170,000	$145	53
306 Rose Hill Dr	0.32mi	2/2.0 (-1)	1,020 (-8%)	16mo	$175,000	$172	49
509 E Forrest St	0.73mi	3/1.0	1,020 (-8%)	9mo	$66,000	$65	45
312 E Hemlock St	0.74mi	3/1.0	1,176 (+6%)	12mo	$169,000	$144	45
510 E Ash St	0.73mi	3/1.5	1,186 (+7%)	10mo	$169,000	$142	44
810 S 17th St	0.70mi	3/1.0	984 (-11%)	7mo	$165,000	$168	43
906 Riverview Dr	0.73mi	3/1.5	1,253 (+13%)	1mo	$210,000	$168	41

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: $72,544
• Equity at exit: $112,610

10-year hold

• IRR: 22.8%
• Equity multiple: 7.00×
• Total profit: $209,978
• Equity at exit: $242,848

Cash invested: $35,000 (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 37766

• Home prices YoY: 4.4%
• Active inventory: 274
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $71

Break-even live

Break-even rent $956

Max offer price $125,000

Occupancy floor 88%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   status $125,000 Active 23 DOM
2. 2026-06-18
   days on market $125,000 Pending - Continue to Show 23 DOM
3. 2026-06-17
   days on market $125,000 Pending - Continue to Show 22 DOM
4. 2026-06-16
   days on market $125,000 Pending - Continue to Show 21 DOM
5. 2026-06-15
   days on market $125,000 Pending - Continue to Show 20 DOM
6. 2026-06-13
   days on market $125,000 Pending - Continue to Show 18 DOM
7. 2026-06-12
   days on market $125,000 Pending - Continue to Show 17 DOM
8. 2026-06-09
   days on market $125,000 Pending - Continue to Show 14 DOM
9. 2026-06-08
   days on market $125,000 Pending - Continue to Show 13 DOM
10. 2026-06-08
    days on market $125,000 Pending - Continue to Show 12 DOM
11. 2026-06-07
    days on market $125,000 Pending - Continue to Show 11 DOM
12. 2026-06-04
    days on market $125,000 Pending - Continue to Show 8 DOM
13. 2026-06-02
    days on market $125,000 Pending - Continue to Show 7 DOM
14. 2026-06-01
    status $125,000 Pending - Continue to Show 6 DOM
15. 2026-06-01
    days on market $125,000 Active 6 DOM
16. 2026-05-31
    days on market $125,000 Active 5 DOM
17. 2026-05-26
    listed $125,000 Active
18. 2021-11-03
    soldstatus $60,000
19. 2008-07-24
    listed $64,900
20. 2007-09-19
    listed $64,900
21. 2006-07-28
    soldstatus $15,000

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $888 · $74/mo
• Expected delta: +$316/yr (+$26/mo · 55.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,548
• − Mortgage interest: −$7,002
• − Property taxes: −$571
• − Insurance: −$625
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$3,636
• Taxable loss: −$1,294
• Est. tax savings @ 24.0%: +$310
• After-tax cash flow: $1,162/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: Campbell County
• NCES district ID: 4700420
• Math proficiency: 19% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $32,606
• Composite: 15.84/100
• National rank: #9262
• State rank: #120 of 139 in TN

Livability — La Follette

• Score: 64/100
• State rank: #178
• US rank: #14667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Follette, TN
• Population (ZIP): 17,643

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 37,507 people
• By 2030: 35,989 · -4.0%
• By 2040: 32,773 · -12.6%
• By 2050: 29,475 · -21.4%
• By 2075: 21,972 · -41.4%
• By 2100: 15,332 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+69.6) · D 14.8% · R 84.5%
• 2008→2024 swing: -32.7pp toward R · 2008: -37.0pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+66.2 2016: R+60.9 2012: R+43.6 2008: R+37.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.90%
• Current HPI: 378.2421
• 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

+733.3% since first listed

5 events — show timeline

• 2026-05-26 Listed $125,000 Knoxville MLS
• 2021-11-03 Sold (Public Records) $60,000 Public Records
• 2008-07-24 Listed $64,900 Knoxville MLS
• 2007-09-19 Listed $64,900 Knoxville MLS
• 2006-07-28 Sold (Public Records) $15,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $571 · +0.0% YoY. Source: county tax records.