1045 Pearl Hinds Rd · Jamestown, TN 38556

$219,900

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 29 Days on market

Built 1981 0.89 ac lot

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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 +20.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• 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

Perfect Starter Home or Investment Opportunity. This charming 3-bedroom, 1-bath home offers endless potential for first-time homebuyers, investors, or anyone looking for peaceful country living with convenience nearby. Features include a spacious living room, an eat-in kitchen, and a full walk-out basement providing plenty of storage or future expansion possibilities. Enjoy relaxing mornings on the covered front porch or entertain guests on the open back deck overlooking the beautiful level-to-rolling yard. The land offers plenty of room for gardening, outdoor activities, or simply enjoying the privacy of unrestricted property. Conveniently located just minutes from schools, shopping, dining, and all local amenities. Don't miss this affordable opportunity with room to grow!

Key facts

• Covered front porch
• Walk-out basement
• Eat-in kitchen

Tags

• INVESTMENT OPPORTUNITY
• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• WALK-OUT BASEMENT
• COVERED FRONT PORCH
• OPEN BACK DECK

Property features AI

Exterior

• Parking: 1-car garage (covered)
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Electricity available
• Home design: Single-family residence; One story
• Construction: Frame construction with vinyl siding; Existing home
• Exterior features: Deck, Covered porch; Level to rolling slope lot

Interior

• Kitchen: Dishwasher, Range, Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Wood and laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Dishwasher, Range, Refrigerator; Unfinished basement; Smoke detectors
• Laundry & utility: Washer hookup, Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k 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 $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $65k; list at $220k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $216,601 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.05% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.5%
• Equity multiple: 3.25×
• Total profit: $138,735
• Equity at exit: $198,103

10-year hold

• IRR: 24.8%
• Equity multiple: 7.39×
• Total profit: $393,728
• Equity at exit: $427,217

Cash invested: $61,572 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $297

Break-even live

Break-even rent $1,924

Max offer price $219,900

Occupancy floor 82%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 Hickory Hill Dr Jamestown, TN	3.0	2.0	1200	$2,300	$1.92	43d	1	0.69mi

Listing history 24 events

1. 2026-06-18
   days on market $219,900 Active 29 DOM
2. 2026-06-17
   days on market $219,900 Active 28 DOM
3. 2026-06-17
   price $219,900 Active 27 DOM
4. 2026-06-16
   days on market $224,900 Active 27 DOM
5. 2026-06-15
   days on market $224,900 Active 26 DOM
6. 2026-06-13
   days on market $224,900 Active 24 DOM
7. 2026-06-12
   days on market $224,900 Active 23 DOM
8. 2026-06-09
   days on market $224,900 Active 20 DOM
9. 2026-06-08
   days on market $224,900 Active 19 DOM
10. 2026-06-08
    days on market $224,900 Active 18 DOM
11. 2026-06-07
    days on market $224,900 Active 17 DOM
12. 2026-06-03
    days on market $224,900 Active 14 DOM
13. 2026-06-02
    days on market $224,900 Active 13 DOM
14. 2026-06-01
    days on market $224,900 Active 12 DOM
15. 2026-05-31
    days on market $224,900 Active 11 DOM
16. 2026-05-20
    listed $224,900 Active

    Show marketing remark (784 chars)

    Perfect Starter Home or Investment Opportunity. This charming 3-bedroom, 1-bath home offers endless potential for first-time homebuyers, investors, or anyone looking for peaceful country living with convenience nearby. Features include a spacious living room, an eat-in kitchen, and a full walk-out basement providing plenty of storage or future expansion possibilities. Enjoy relaxing mornings on the covered front porch or entertain guests on the open back deck overlooking the beautiful level-to-rolling yard. The land offers plenty of room for gardening, outdoor activities, or simply enjoying the privacy of unrestricted property. Conveniently located just minutes from schools, shopping, dining, and all local amenities. Don't miss this affordable opportunity with room to grow!

17. 2026-05-20
    listed $224,900 Active 784-char remark

    Show marketing remark (784 chars)

    Perfect Starter Home or Investment Opportunity. This charming 3-bedroom, 1-bath home offers endless potential for first-time homebuyers, investors, or anyone looking for peaceful country living with convenience nearby. Features include a spacious living room, an eat-in kitchen, and a full walk-out basement providing plenty of storage or future expansion possibilities. Enjoy relaxing mornings on the covered front porch or entertain guests on the open back deck overlooking the beautiful level-to-rolling yard. The land offers plenty of room for gardening, outdoor activities, or simply enjoying the privacy of unrestricted property. Conveniently located just minutes from schools, shopping, dining, and all local amenities. Don't miss this affordable opportunity with room to grow!

18. 2026-05-19
    listed $224,900 Active 786-char remark

    Show marketing remark (786 chars)

    Perfect Starter Home or Investment Opportunity. This charming 3-bedroom, 1-bath home offers endless potential for first-time homebuyers, investors, or anyone looking for peaceful country living with convenience nearby. Features include a spacious living room, an eat-in kitchen, and a full walk-out basement providing plenty of storage or future expansion possibilities. Enjoy relaxing mornings on the covered front porch or entertain guests on the open back deck overlooking the beautiful level-to-rolling yard. The land offers plenty of room for gardening, outdoor activities, or simply enjoying the privacy of unrestricted property. Conveniently located just minutes from schools, shopping, dining, and all local amenities. Don't miss this affordable opportunity with room to grow!

19. 2025-03-12
    historical
20. 2025-02-14
    price $220,000
21. 2025-01-21
    price $225,000
22. 2024-12-27
    price $230,000
23. 2024-09-12
    listed $235,000 Active
24. 2015-11-25
    soldstatus $65,000

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$6,397
• Taxable income: $71
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $3,551/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

+246.0% since first listed

9 events — show timeline

• 2026-05-20 Listed $224,900 REALTRACS as Distributed by MLS Grid
• 2026-05-20 Listed $224,900 UCMLS
• 2026-05-19 Listed $224,900 Knoxville MLS
• 2025-03-12 Listing Removed — Knoxville MLS
• 2025-02-14 Price Changed $220,000 Knoxville MLS
• 2025-01-21 Price Changed $225,000 Knoxville MLS
• 2024-12-27 Price Changed $230,000 Knoxville MLS
• 2024-09-12 Listed $235,000 Knoxville MLS
• 2015-11-25 Sold (Public Records) $65,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $345 · +0.0% YoY. Source: county tax records.