106 Windcrest Dr · Jamestown, TN 38556

$225,000

2 bd · 1.0 ba · 872 sqft · SingleFamily public records · 58 Days on market

Built 1985 1.08 ac lot $258/sqft · 6% above area Est $409k · 45% under

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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
• Appreciation +10.0/10.0
• Cash flow +5.0/30.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Fantastic Price - on a serene 1.08 acres of land in the Clarkrange region of Jamestown, TN, property is in 2 Tracts Lot 12 & 13 of the Windcrest Subdivision. Delightful 2-bedroom, 1-bathroom cottage offers the perfect blend of comfort and nature. With a recent makeover, the home features brand-new Kitchen Cabinets with butcher block countertops, a fresh coat of paint throughout, and stylish new LVP flooring. The kitchen comes equipped with a new stainless steel sink, and includes a refrigerator, new range, new microwave hood vent, and a new dishwasher. The cozy living spaces are complemented by central electric heat and air, a newly installed water heater, and vinyl windows that bring in natural light. A new roof was added approx. 2 yrs ago, ensuring peace of mind for years to come. The unfinished basement is a large plus offers great storage potential, and also could easily be converted to more living space. Concrete floor with windows. While the inviting outdoor space provides the perfect retreat to relax and enjoy the surrounding wooded beauty. Outdoor enthusiasts will appreciate being just minutes away from the endless hiking, kayaking, and horseback riding opportunities in the Big South Fork National River and Recreation Area. Additionally, the nearby Picket State Forest OHV area (aka Blackhouse Mountain) offers unlimited four-wheeling trails for adventure seekers. Whether you're seeking a peaceful getaway or an outdoor lover's paradise, this cottage offers the ideal location to experience it all. Make appointment today to view

Key facts

• 1.08 acre lot
• Garage
• Built 1985

Property features AI

Exterior

• Parking: Detached off-street parking; 1-car carport; Main-level parking
• Utilities: Septic tank
• Home design: Single-family (not attached)
• Construction: Wood siding and brick frame construction
• Exterior features: Private, wooded lot; Country/wooded view

Interior

• Kitchen: Dishwasher; Microwave; Eat-in kitchen layout
• Bedrooms: Master bedroom; Bedroom 2; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central cooling
• Interior features: Walk-in closet(s); Eat-in kitchen; Drapes

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-534 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (34.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (42.6% below list).
• Recommended offer: $129k (42.6% below list) — sets the bar for 1% rule.
• Cap rate 3.4% vs local median 4.6% in Jamestown — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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, crime F, amenities 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.
• Zoned schools: South Fentress Elementary School (math 19% / reading 25%, grade F, #601 of 952 statewide, top 66%, 632 students, 0% FRL); Clarkrange High School (math 17% / reading 44%, grade F, #73 of 332 statewide, top 22%, 260 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 325 active listings in the ZIP.

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.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $165k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $129,233 (42.6% 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 58 days. Have you received any prior offers? Is the seller open to a 43% 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. 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?
6. 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?
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: 0.57% ✗
• Cap rate: 3.45%
• Cash-on-cash: -10.17%
• DSCR: 0.55
• GRM: 14.5

CMA / ARV

• ARV (median comp): $409,083
• List price: $225,000
• Delta: -45.00%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $88,551
• Equity at exit: $202,698

10-year hold

• IRR: 16.2%
• Equity multiple: 5.56×
• Total profit: $287,552
• Equity at exit: $437,126

Cash invested: $63,000 (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 38556

• Home prices YoY: 13.5%
• Active inventory: 325
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-534

Break-even live

Break-even rent $1,968

Max offer price $147,733

Occupancy floor —

Sensitivity live

Price	-10% $-378	-5% $-456	+0% $-534	+5% $-612	+10% $-689
Rent	-10% $-636	-5% $-585	+0% $-534	+5% $-483	+10% $-432
Rate	-1.0pp $-421	-0.5pp $-477	base $-534	+0.5pp $-592	+1.0pp $-652

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-21
   days on market $225,000 Active 58 DOM
2. 2026-06-21
   days on market $225,000 Active 57 DOM
3. 2026-06-18
   days on market $225,000 Active 55 DOM
4. 2026-06-17
   days on market $225,000 Active 54 DOM
5. 2026-06-16
   days on market $225,000 Active 53 DOM
6. 2026-06-15
   days on market $225,000 Active 52 DOM
7. 2026-06-13
   days on market $225,000 Active 50 DOM
8. 2026-06-12
   days on market $225,000 Active 49 DOM
9. 2026-06-09
   days on market $225,000 Active 46 DOM
10. 2026-06-08
    days on market $225,000 Active 45 DOM
11. 2026-06-08
    days on market $225,000 Active 44 DOM
12. 2026-06-07
    days on market $225,000 Active 43 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    days on market $225,000 Active 40 DOM
15. 2026-06-02
    days on market $225,000 Active 39 DOM
16. 2026-06-01
    days on market $225,000 Active 38 DOM
17. 2026-05-31
    days on market $225,000 Active 37 DOM
18. 2026-04-24
    listed $225,000 Active 1309-char remark
19. 2025-10-07
    historical
20. 2025-10-06
    historical
21. 2025-10-04
    historical
22. 2025-04-10
    soldstatus $165,000 Closed

    Show marketing remark (1595 chars)

    Fantastic Price - on a serene 1.08 acres of land in the Clarkrange region of Jamestown, TN, property is in 2 Tracts Lot 12 & 13 of the Windcrest Subdivision. Delightful 2-bedroom, 1-bathroom cottage offers the perfect blend of comfort and nature. With a recent makeover, the home features brand-new Kitchen Cabinets with butcher block countertops, a fresh coat of paint throughout, and stylish new LVP flooring. The kitchen comes equipped with a new stainless steel sink, and includes a refrigerator, new range, new microwave hood vent, and a new dishwasher. The cozy living spaces are complemented by central electric heat and air, a newly installed water heater, and vinyl windows that bring in natural light. A new roof was added approx. 2 yrs ago, ensuring peace of mind for years to come. The unfinished basement is a large plus offers great storage potential, and also could easily be converted to more living space. Concrete floor with windows. While the inviting outdoor space provides the perfect retreat to relax and enjoy the surrounding wooded beauty. Outdoor enthusiasts will appreciate being just minutes away from the endless hiking, kayaking, and horseback riding opportunities in the Big South Fork National River and Recreation Area. Additionally, the nearby Picket State Forest OHV area (aka Blackhouse Mountain) offers unlimited four-wheeling trails for adventure seekers. Whether you're seeking a peaceful getaway or an outdoor lover's paradise, this cottage offers the ideal location to experience it all. Make appointment today to view

23. 2025-04-10
    soldstatus $165,000

    Show marketing remark (1595 chars)

    Fantastic Price - on a serene 1.08 acres of land in the Clarkrange region of Jamestown, TN, property is in 2 Tracts Lot 12 & 13 of the Windcrest Subdivision. Delightful 2-bedroom, 1-bathroom cottage offers the perfect blend of comfort and nature. With a recent makeover, the home features brand-new Kitchen Cabinets with butcher block countertops, a fresh coat of paint throughout, and stylish new LVP flooring. The kitchen comes equipped with a new stainless steel sink, and includes a refrigerator, new range, new microwave hood vent, and a new dishwasher. The cozy living spaces are complemented by central electric heat and air, a newly installed water heater, and vinyl windows that bring in natural light. A new roof was added approx. 2 yrs ago, ensuring peace of mind for years to come. The unfinished basement is a large plus offers great storage potential, and also could easily be converted to more living space. Concrete floor with windows. While the inviting outdoor space provides the perfect retreat to relax and enjoy the surrounding wooded beauty. Outdoor enthusiasts will appreciate being just minutes away from the endless hiking, kayaking, and horseback riding opportunities in the Big South Fork National River and Recreation Area. Additionally, the nearby Picket State Forest OHV area (aka Blackhouse Mountain) offers unlimited four-wheeling trails for adventure seekers. Whether you're seeking a peaceful getaway or an outdoor lover's paradise, this cottage offers the ideal location to experience it all. Make appointment today to view

24. 2025-04-10
    soldstatus $165,000

    Show marketing remark (1595 chars)

    Fantastic Price - on a serene 1.08 acres of land in the Clarkrange region of Jamestown, TN, property is in 2 Tracts Lot 12 & 13 of the Windcrest Subdivision. Delightful 2-bedroom, 1-bathroom cottage offers the perfect blend of comfort and nature. With a recent makeover, the home features brand-new Kitchen Cabinets with butcher block countertops, a fresh coat of paint throughout, and stylish new LVP flooring. The kitchen comes equipped with a new stainless steel sink, and includes a refrigerator, new range, new microwave hood vent, and a new dishwasher. The cozy living spaces are complemented by central electric heat and air, a newly installed water heater, and vinyl windows that bring in natural light. A new roof was added approx. 2 yrs ago, ensuring peace of mind for years to come. The unfinished basement is a large plus offers great storage potential, and also could easily be converted to more living space. Concrete floor with windows. While the inviting outdoor space provides the perfect retreat to relax and enjoy the surrounding wooded beauty. Outdoor enthusiasts will appreciate being just minutes away from the endless hiking, kayaking, and horseback riding opportunities in the Big South Fork National River and Recreation Area. Additionally, the nearby Picket State Forest OHV area (aka Blackhouse Mountain) offers unlimited four-wheeling trails for adventure seekers. Whether you're seeking a peaceful getaway or an outdoor lover's paradise, this cottage offers the ideal location to experience it all. Make appointment today to view

25. 2025-03-17
    historical Pending - Continue to Show - Financing

    Show marketing remark (1595 chars)

    Fantastic Price - on a serene 1.08 acres of land in the Clarkrange region of Jamestown, TN, property is in 2 Tracts Lot 12 & 13 of the Windcrest Subdivision. Delightful 2-bedroom, 1-bathroom cottage offers the perfect blend of comfort and nature. With a recent makeover, the home features brand-new Kitchen Cabinets with butcher block countertops, a fresh coat of paint throughout, and stylish new LVP flooring. The kitchen comes equipped with a new stainless steel sink, and includes a refrigerator, new range, new microwave hood vent, and a new dishwasher. The cozy living spaces are complemented by central electric heat and air, a newly installed water heater, and vinyl windows that bring in natural light. A new roof was added approx. 2 yrs ago, ensuring peace of mind for years to come. The unfinished basement is a large plus offers great storage potential, and also could easily be converted to more living space. Concrete floor with windows. While the inviting outdoor space provides the perfect retreat to relax and enjoy the surrounding wooded beauty. Outdoor enthusiasts will appreciate being just minutes away from the endless hiking, kayaking, and horseback riding opportunities in the Big South Fork National River and Recreation Area. Additionally, the nearby Picket State Forest OHV area (aka Blackhouse Mountain) offers unlimited four-wheeling trails for adventure seekers. Whether you're seeking a peaceful getaway or an outdoor lover's paradise, this cottage offers the ideal location to experience it all. Make appointment today to view

26. 2025-02-04
    price $164,900

    Show marketing remark (1595 chars)

    Fantastic Price - on a serene 1.08 acres of land in the Clarkrange region of Jamestown, TN, property is in 2 Tracts Lot 12 & 13 of the Windcrest Subdivision. Delightful 2-bedroom, 1-bathroom cottage offers the perfect blend of comfort and nature. With a recent makeover, the home features brand-new Kitchen Cabinets with butcher block countertops, a fresh coat of paint throughout, and stylish new LVP flooring. The kitchen comes equipped with a new stainless steel sink, and includes a refrigerator, new range, new microwave hood vent, and a new dishwasher. The cozy living spaces are complemented by central electric heat and air, a newly installed water heater, and vinyl windows that bring in natural light. A new roof was added approx. 2 yrs ago, ensuring peace of mind for years to come. The unfinished basement is a large plus offers great storage potential, and also could easily be converted to more living space. Concrete floor with windows. While the inviting outdoor space provides the perfect retreat to relax and enjoy the surrounding wooded beauty. Outdoor enthusiasts will appreciate being just minutes away from the endless hiking, kayaking, and horseback riding opportunities in the Big South Fork National River and Recreation Area. Additionally, the nearby Picket State Forest OHV area (aka Blackhouse Mountain) offers unlimited four-wheeling trails for adventure seekers. Whether you're seeking a peaceful getaway or an outdoor lover's paradise, this cottage offers the ideal location to experience it all. Make appointment today to view

27. 2024-11-19
    listed $169,900 Active

    Show marketing remark (1595 chars)

    Fantastic Price - on a serene 1.08 acres of land in the Clarkrange region of Jamestown, TN, property is in 2 Tracts Lot 12 & 13 of the Windcrest Subdivision. Delightful 2-bedroom, 1-bathroom cottage offers the perfect blend of comfort and nature. With a recent makeover, the home features brand-new Kitchen Cabinets with butcher block countertops, a fresh coat of paint throughout, and stylish new LVP flooring. The kitchen comes equipped with a new stainless steel sink, and includes a refrigerator, new range, new microwave hood vent, and a new dishwasher. The cozy living spaces are complemented by central electric heat and air, a newly installed water heater, and vinyl windows that bring in natural light. A new roof was added approx. 2 yrs ago, ensuring peace of mind for years to come. The unfinished basement is a large plus offers great storage potential, and also could easily be converted to more living space. Concrete floor with windows. While the inviting outdoor space provides the perfect retreat to relax and enjoy the surrounding wooded beauty. Outdoor enthusiasts will appreciate being just minutes away from the endless hiking, kayaking, and horseback riding opportunities in the Big South Fork National River and Recreation Area. Additionally, the nearby Picket State Forest OHV area (aka Blackhouse Mountain) offers unlimited four-wheeling trails for adventure seekers. Whether you're seeking a peaceful getaway or an outdoor lover's paradise, this cottage offers the ideal location to experience it all. Make appointment today to view

28. 2021-11-03
    soldstatus $134,135
29. 2020-11-17
    soldstatus $48,000 Closed
30. 2020-11-17
    soldstatus $48,000
31. 2020-11-17
    soldstatus $48,000
32. 2020-11-17
    soldstatus $48,000
33. 2020-11-04
    historical Pending - Continue to Show
34. 2020-10-22
    listed $59,900 Active
35. 2020-10-22
    listed $59,900
36. 2018-09-14
    soldstatus $23,640
37. 1998-10-02
    soldstatus $22,500
38. 1987-03-23
    soldstatus $33,867

ⓘ 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 3/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,508
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$6,545
• Taxable loss: −$10,622
• Est. tax savings @ 24.0%: +$2,549
• After-tax cash flow: $-3,858/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

+564.4% since first listed

21 events — show timeline

• 2026-04-24 Listed $225,000 Knoxville MLS
• 2025-10-07 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-10-06 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-10-04 Coming Soon — REALTRACS as Distributed by MLS Grid
• 2025-04-10 Sold (Public Records) $165,000 Public Records
• 2025-04-10 Sold (MLS) $165,000 REALTRACS as Distributed by MLS Grid
• 2025-04-10 Sold (MLS) $165,000 Knoxville MLS
• 2025-03-17 Contingent — Knoxville MLS
• 2025-02-04 Price Changed $164,900 Knoxville MLS
• 2024-11-19 Listed $169,900 Knoxville MLS
• 2021-11-03 Sold (Public Records) $134,135 Public Records
• 2020-11-17 Sold (Public Records) $48,000 Public Records
• 2020-11-17 Sold (MLS) $48,000 REALTRACS as Distributed by MLS Grid
• 2020-11-17 Sold (MLS) $48,000 UCMLS
• 2020-11-17 Sold (MLS) $48,000 Knoxville MLS
• 2020-11-04 Contingent — Knoxville MLS
• 2020-10-22 Listed $59,900 Knoxville MLS
• 2020-10-22 Listed $59,900 UCMLS
• 2018-09-14 Sold (Public Records) $23,640 Public Records
• 1998-10-02 Sold (Public Records) $22,500 Public Records
• 1987-03-23 Sold (Public Records) $33,867 Public Records

Property tax history

+0.5%/yr

Latest (2025): $183 · +0.0% YoY. Source: county tax records.