1732 Branam Hill Rd · Jellico, TN 37762

$42,999

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 56 Days on market

Built 1943 0.26 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

Key facts

• Near veterans park
• Near hospitals
• Storage building

Tags

• LARGE LOT
• STORAGE BUILDING
• NEAR HOSPITALS
• NEAR DOWNTOWN
• NEAR VETERANS PARK

Property features AI

Exterior

• Parking: Off-street parking on the main level
• Utilities: Public sewer
• Home design: Detached property
• Construction: Wood siding and frame construction; Other construction materials noted
• Exterior features: Corner lot with rolling slope; Mountain view; Storage outbuilding/structure

Interior

• Kitchen: Eat-in kitchen
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Central cooling
• Interior features: Eat-in kitchen; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $42k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.4% vs local median 4.3% in Jellico — 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 55/100 on livability (#352 in TN) — a working-class tenant base; expect higher turnover. 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: Jellico Elementary (math 12% / reading 12%, grade F, #786 of 952 statewide, top 84%, 288 students, 0% FRL); Jacksboro Middle School (math 28% / reading 23%, grade F, #147 of 333 statewide, top 45%, 493 students, 0% FRL); Jellico High School (math 8% / reading 22%, grade F, #237 of 332 statewide, top 75%, 281 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: 22 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 $1k of equity ($297 loan paydown + $1k appreciation (2.6% 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 (2.6% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $17k; list at $43k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $41,709 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 2.55% ✓
• Cap rate: 22.40%
• Cash-on-cash: 57.51%
• DSCR: 3.56
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $156,672
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
648 Poplar Ave	0.46mi	4/2.0 (+1)	1,392 (+14%)	10mo	$85,000	$61	39
591 Ellison St	0.71mi	3/2.0	1,404 (+15%)	3mo	$180,000	$128	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 62.1%
• Equity multiple: 4.42×
• Total profit: $41,131
• Equity at exit: $18,473

10-year hold

• IRR: 61.9%
• Equity multiple: 8.97×
• Total profit: $95,963
• Equity at exit: $27,817

Cash invested: $12,040 (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 37762

• Home prices YoY: 0.6%
• Active inventory: 22
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$225
• Tax from tax record: −$45 /mo · $537/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $577

Break-even live

Break-even rent $365

Max offer price $42,999

Occupancy floor 42%

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-18
   days on market $42,999 Active 56 DOM
2. 2026-06-17
   days on market $42,999 Active 55 DOM
3. 2026-06-16
   days on market $42,999 Active 54 DOM
4. 2026-06-15
   days on market $42,999 Active 53 DOM
5. 2026-06-13
   days on market $42,999 Active 51 DOM
6. 2026-06-12
   days on market $42,999 Active 50 DOM
7. 2026-06-09
   days on market $42,999 Active 47 DOM
8. 2026-06-08
   days on market $42,999 Active 46 DOM
9. 2026-06-08
   days on market $42,999 Active 45 DOM
10. 2026-06-07
    days on market $42,999 Active 44 DOM
11. 2026-06-04
    days on market $42,999 Active 41 DOM
12. 2026-06-02
    days on market $42,999 Active 40 DOM
13. 2026-06-01
    days on market $42,999 Active 39 DOM
14. 2026-05-31
    days on market $42,999 Active 38 DOM
15. 2026-04-23
    listed $42,999 Active
16. 2026-01-08
    listed $26,499 152-char remark

    Show marketing remark (152 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

17. 2025-12-02
    soldstatus $17,000 152-char remark

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

18. 2025-12-02
    soldstatus $17,000 Closed 153-char remark

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

19. 2025-06-05
    historical Pending - Continue to Show 153-char remark

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

20. 2025-06-01
    status Active 153-char remark

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

21. 2025-05-23
    status Pending

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

22. 2025-05-23
    historical Pending - Continue to Show 153-char remark

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

23. 2025-05-23
    price $26,499

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

24. 2025-05-23
    price $26,499 153-char remark

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

25. 2025-05-16
    price $26,500

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

26. 2025-05-16
    price $26,500 153-char remark

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

27. 2025-05-07
    price $29,900

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

28. 2025-05-07
    price $29,900 153-char remark

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

29. 2025-04-30
    price $29,909

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

30. 2025-04-30
    price $29,909 153-char remark

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

31. 2025-04-23
    price $29,990

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

32. 2025-04-23
    price $29,990 153-char remark

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

33. 2025-04-16
    price $29,999

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

34. 2025-04-16
    price $29,999 153-char remark

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

35. 2025-03-27
    price $34,999

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

36. 2025-03-27
    price $34,999 153-char remark

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

37. 2025-03-10
    price $39,999

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

38. 2025-03-10
    price $39,999 153-char remark

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

39. 2025-03-05
    listed $44,999 Active

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

40. 2025-03-05
    listed $44,999 Active 153-char remark

    Show marketing remark (153 chars)

    Contractors dream, this home is convenient to I75, minutes to hospital and outdoor adventure close by. Would make a great rental property or family home

41. 2017-02-17
    historical
42. 2017-01-30
    listed $35,000 Active
43. 2017-01-30
    price $25,000

ⓘ 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: $537 · $45/mo
• Projected year-2 tax: $537 · $45/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,142
• − Mortgage interest: −$2,409
• − Property taxes: −$537
• − Insurance: −$215
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$1,251
• Taxable income: $6,628
• Est. tax owed @ 24.0%: −$1,591
• After-tax cash flow: $5,333/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 — Jellico

• Score: 55/100
• State rank: #352
• US rank: #23161

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: Jellico, TN
• City population: 2,528
• Population (ZIP): 2,528

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 (89%)
• Race & ethnicity: White 89% Two or more races 7% Black 4%
• Common ancestry: Serbian 3% Slovak 2% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · German/W. Germanic 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: ▲ 2.64%
• Current HPI: 418.949
• 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

+72.0% since first listed

29 events — show timeline

• 2026-04-23 Listed $42,999 Knoxville MLS
• 2026-01-08 Listed $26,499 REALTRACS as Distributed by MLS Grid
• 2025-12-02 Sold (MLS) $17,000 Knoxville MLS
• 2025-12-02 Sold (MLS) $17,000 REALTRACS as Distributed by MLS Grid
• 2025-06-05 Contingent — Knoxville MLS
• 2025-06-01 Relisted — Knoxville MLS
• 2025-05-23 Pending — GSMAR
• 2025-05-23 Contingent — Knoxville MLS
• 2025-05-23 Price Changed $26,499 GSMAR
• 2025-05-23 Price Changed $26,499 Knoxville MLS
• 2025-05-16 Price Changed $26,500 GSMAR
• 2025-05-16 Price Changed $26,500 Knoxville MLS
• 2025-05-07 Price Changed $29,900 GSMAR
• 2025-05-07 Price Changed $29,900 Knoxville MLS
• 2025-04-30 Price Changed $29,909 GSMAR
• 2025-04-30 Price Changed $29,909 Knoxville MLS
• 2025-04-23 Price Changed $29,990 GSMAR
• 2025-04-23 Price Changed $29,990 Knoxville MLS
• 2025-04-16 Price Changed $29,999 GSMAR
• 2025-04-16 Price Changed $29,999 Knoxville MLS
• 2025-03-27 Price Changed $34,999 GSMAR
• 2025-03-27 Price Changed $34,999 Knoxville MLS
• 2025-03-10 Price Changed $39,999 GSMAR
• 2025-03-10 Price Changed $39,999 Knoxville MLS
• 2025-03-05 Listed $44,999 GSMAR
• 2025-03-05 Listed $44,999 Knoxville MLS
• 2017-02-17 Listing Removed — Knoxville MLS
• 2017-01-30 Listed $35,000 Knoxville MLS
• 2017-01-30 Price Changed $25,000 Knoxville MLS

Property tax history

+2.1%/yr

Latest (2025): $537 · +0.0% YoY. Source: county tax records.