124 Whited Ave · Jamestown, TN 38556

$150,000

3 bd · 1.0 ba · 480 sqft · SingleFamily public records · 113 Days on market

Built 1930 1.00 ac lot $312/sqft · 237% above area Est $157k · at est.

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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).

• Cash flow +10.5/30.0
• Appreciation +10.0/10.0
• ARV discount +9.5/15.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

This charming 3-bedroom, 1-bath home is nestled within the city limits, yet offers peaceful private feel. Situated on a level to rolling acre, property provides the perfect balance of convenience and tranquility with easy access to everything you need. The home features a spacious living room, a master bedroom on the main floor, and a large kitchen with a bar. There's also a dining area, an office space, or potential 4th bedroom. Upstairs, you'll find two additional bedrooms. The property includes a 1-bedroom 1-bath tiny home, a storage building, and boasts a large deck ideal for grilling and enjoying outdoor fireplace. Sold As Is, Where Is.

Key facts

• Office space
• Storage building
• Dining area

Tags

• SPACIOUS LIVING ROOM
• LARGE KITCHEN
• DINING AREA
• OFFICE SPACE
• 1 BEDROOM TINY HOME
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-78 ($-931/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (19.1% below list).
• Recommended offer: $121k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.6% in Jamestown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $130k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,393 (19.1% 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 113 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $157,041
• List price: $150,000
• Delta: -4.48%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.7%
• Equity multiple: 2.83×
• Total profit: $76,769
• Equity at exit: $135,132

10-year hold

• IRR: 20.3%
• Equity multiple: 6.48×
• Total profit: $229,996
• Equity at exit: $291,417

Cash invested: $42,000 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-78

Break-even live

Break-even rent $1,312

Max offer price $138,769

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-26	+0% $-78	+5% $-129	+10% $-181
Rent	-10% $-174	-5% $-126	+0% $-78	+5% $-30	+10% $18
Rate	-1.0pp $-2	-0.5pp $-39	base $-78	+0.5pp $-116	+1.0pp $-156

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $150,000 Active 113 DOM
2. 2026-06-18
   days on market $150,000 Active 111 DOM
3. 2026-06-17
   days on market $150,000 Active 110 DOM
4. 2026-06-16
   days on market $150,000 Active 109 DOM
5. 2026-06-15
   days on market $150,000 Active 108 DOM
6. 2026-06-13
   days on market $150,000 Active 106 DOM
7. 2026-06-12
   days on market $150,000 Active 105 DOM
8. 2026-06-09
   days on market $150,000 Active 102 DOM
9. 2026-06-08
   days on market $150,000 Active 101 DOM
10. 2026-06-08
    days on market $150,000 Active 100 DOM
11. 2026-06-07
    days on market $150,000 Active 99 DOM
12. 2026-06-03
    days on market $150,000 Active 96 DOM
13. 2026-06-02
    days on market $150,000 Active 95 DOM
14. 2026-06-01
    days on market $150,000 Active 94 DOM
15. 2026-05-31
    days on market $150,000 Active 93 DOM
16. 2026-02-27
    listed $150,000 Active 649-char remark

    Show marketing remark (649 chars)

    This charming 3-bedroom, 1-bath home is nestled within the city limits, yet offers peaceful private feel. Situated on a level to rolling acre, property provides the perfect balance of convenience and tranquility with easy access to everything you need. The home features a spacious living room, a master bedroom on the main floor, and a large kitchen with a bar. There's also a dining area, an office space, or potential 4th bedroom. Upstairs, you'll find two additional bedrooms. The property includes a 1-bedroom 1-bath tiny home, a storage building, and boasts a large deck ideal for grilling and enjoying outdoor fireplace. Sold As Is, Where Is.

17. 2025-07-30
    historical
18. 2025-05-22
    price $155,000
19. 2025-04-29
    price $165,000
20. 2025-01-05
    listed $170,000 Active
21. 2022-06-23
    soldstatus $129,900 Closed
22. 2022-06-23
    soldstatus $129,900
23. 2022-06-23
    soldstatus $129,900
24. 2022-04-13
    historical Pending - Continue to Show - Financing
25. 2022-04-07
    listed $129,900 Active
26. 2022-04-07
    listed $129,900

ⓘ 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 ≥101°F today · 20 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: $14,567
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$4,364
• Taxable loss: −$3,530
• Est. tax savings @ 24.0%: +$847
• After-tax cash flow: $-84/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

• 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

+15.5% since first listed

11 events — show timeline

• 2026-02-27 Listed $150,000 Knoxville MLS
• 2025-07-30 Listing Removed — Knoxville MLS
• 2025-05-22 Price Changed $155,000 Knoxville MLS
• 2025-04-29 Price Changed $165,000 Knoxville MLS
• 2025-01-05 Listed $170,000 Knoxville MLS
• 2022-06-23 Sold (MLS) $129,900 REALTRACS as Distributed by MLS Grid
• 2022-06-23 Sold (MLS) $129,900 UCMLS
• 2022-06-23 Sold (MLS) $129,900 Knoxville MLS
• 2022-04-13 Contingent — Knoxville MLS
• 2022-04-07 Listed $129,900 UCMLS
• 2022-04-07 Listed $129,900 Knoxville MLS

Property tax history

+2.8%/yr

Latest (2019): $153 · +0.0% YoY. Source: county tax records.