210 E Woodlawn Ave · Jamestown, TN 38556

$69,900

1 bd · 1.0 ba · 780 sqft · SingleFamily public records · 36 Days on market

Built 1948 Poor condition 4,356 sqft lot $90/sqft · 42% below area Est $121k · 42% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Handy with a hammer & saw, this one needs all your TLC. Great investment property or have a rental. You change the outcome of this home 1 bedroom 1 bath on level to rolling lot. Covered front porch & covered back porch. In the Jamestown city limits.

Key facts

• Covered front porch
• Rolling lot
• Investment property

Tags

• COVERED FRONT PORCH
• COVERED BACK PORCH
• ROLLING LOT
• INVESTMENT PROPERTY

Property features AI

Finance

• Other: Approx. 0.1 acre lot

Exterior

• Parking: No designated parking reported
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; Residential property; Three or more levels; Entry facing not specified
• Construction: Built (existing); Construction materials: Other
• Exterior features: Covered porch; Level lot

Interior

• Bedrooms: 1 bedroom
• Flooring: Laminate; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present (type: Other); No central cooling
• Interior features: Laminate and other flooring; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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 $7k of equity ($483 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $40k; list at $70k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.87% ✓
• Cap rate: 16.99%
• Cash-on-cash: 38.21%
• DSCR: 2.70
• GRM: 4.5

CMA / ARV

• ARV (median comp): $120,742
• List price: $69,900
• Delta: -42.11%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 53.7%
• Equity multiple: 4.97×
• Total profit: $77,731
• Equity at exit: $62,971

10-year hold

• IRR: 47.3%
• Equity multiple: 11.10×
• Total profit: $197,643
• Equity at exit: $135,800

Cash invested: $19,572 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$12 /mo · $148/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $623

Break-even live

Break-even rent $516

Max offer price $69,900

Occupancy floor 47%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $69,900 Active 36 DOM
2. 2026-06-17
   days on market $69,900 Active 35 DOM
3. 2026-06-16
   days on market $69,900 Active 34 DOM
4. 2026-06-15
   days on market $69,900 Active 33 DOM
5. 2026-06-13
   days on market $69,900 Active 31 DOM
6. 2026-06-12
   days on market $69,900 Active 30 DOM
7. 2026-06-09
   days on market $69,900 Active 27 DOM
8. 2026-06-08
   days on market $69,900 Active 26 DOM
9. 2026-06-08
   days on market $69,900 Active 25 DOM
10. 2026-06-07
    days on market $69,900 Active 24 DOM
11. 2026-06-03
    days on market $69,900 Active 21 DOM
12. 2026-06-02
    days on market $69,900 Active 20 DOM
13. 2026-06-01
    days on market $69,900 Active 19 DOM
14. 2026-05-31
    days on market $69,900 Active 18 DOM
15. 2026-05-13
    listed $69,900 Active 261-char remark

    Show marketing remark (259 chars)

    Handy with a hammer & saw, this one needs all your TLC. Great investment property or have a rental. You change the outcome of this home 1 bedroom 1 bath on level to rolling lot. Covered front porch & covered back porch. In the Jamestown city limits.

16. 2026-05-13
    listed $69,900 Active 257-char remark

    Show marketing remark (259 chars)

    Handy with a hammer & saw, this one needs all your TLC. Great investment property or have a rental. You change the outcome of this home 1 bedroom 1 bath on level to rolling lot. Covered front porch & covered back porch. In the Jamestown city limits.

17. 2026-05-13
    listed $69,900 Active

    Show marketing remark (259 chars)

    Handy with a hammer & saw, this one needs all your TLC. Great investment property or have a rental. You change the outcome of this home 1 bedroom 1 bath on level to rolling lot. Covered front porch & covered back porch. In the Jamestown city limits.

18. 2025-11-07
    soldstatus $40,000 Closed
19. 2025-09-26
    historical Pending - Continue to Show
20. 2025-09-22
    listed $49,000 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: $148 · $12/mo
• Projected year-2 tax: $496 · $41/mo
• Expected delta: +$348/yr (+$29/mo · 235.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,663
• − Mortgage interest: −$3,915
• − Property taxes: −$148
• − Insurance: −$350
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$2,033
• Taxable income: $6,711
• Est. tax owed @ 24.0%: −$1,611
• After-tax cash flow: $5,867/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.

Condition & rehab AI · 10 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and rebuilding to restore its structural integrity and enhance its value for resale or rental.

Repairs flagged

• Major Exterior siding — Significant damage
• Major Porch structure — Structural compromise
• Major Flooring — Exposed subfloor
• Major Interior walls — Paint peeling, walls damaged
• Major Windows — Missing or damaged
• Major Foundation — Exposed and compromised
• Major HVAC system — No visible system

Value-add opportunities

• Both Rebuild exterior siding — Enhances curb appeal and structural integrity
• Both Replace porch structure — Restores structural integrity and enhances curb appeal
• Both Rebuild flooring — Restores structural integrity and enhances living space
• Both Paint interior walls — Enhances appearance and value
• Both Replace windows — Enhances energy efficiency and appearance
• Both Rebuild foundation — Restores structural integrity and enhances living space
• Both Install HVAC system — Enhances comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant damage	Major	$15,000–50,000
Porch structure · Structural compromise	Major	$15,000–50,000
Flooring · Exposed subfloor	Major	$15,000–50,000
Interior walls · Paint peeling, walls damaged	Major	$15,000–50,000
Windows · Missing or damaged	Major	$15,000–50,000
Foundation · Exposed and compromised	Major	$15,000–50,000
HVAC system · No visible system	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Rebuild exterior siding — Enhances curb appeal and structural integrity ↑
• Both Replace porch structure — Restores structural integrity and enhances curb appeal ↑
• Both Rebuild flooring — Restores structural integrity and enhances living space ↑
• Both Paint interior walls — Enhances appearance and value ↑
• Both Replace windows — Enhances energy efficiency and appearance ↑
• Both Rebuild foundation — Restores structural integrity and enhances living space ↑
• Both Install HVAC system — Enhances comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Jamestown, TN
• 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

+42.7% since first listed

6 events — show timeline

• 2026-05-13 Listed $69,900 UCMLS
• 2026-05-13 Listed $69,900 REALTRACS as Distributed by MLS Grid
• 2026-05-13 Listed $69,900 Knoxville MLS
• 2025-11-07 Sold (MLS) $40,000 Knoxville MLS
• 2025-09-26 Contingent — Knoxville MLS
• 2025-09-22 Listed $49,000 Knoxville MLS

Property tax history

+37.2%/yr

Latest (2025): $148 · +37.2% YoY. Source: county tax records.