6555 General Carl W Stiner Hwy · Fincastle, TN 37766

$139,900

3 bd · 2.0 ba · 1,188 sqft · Manufactured · 113 Days on market

Built 2006 1.50 ac lot ↓ 3% since listing

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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).

• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Investment Opportunity on 1.5 Acres - 6555 General Carl Steiner Highway, LaFollette, TN 37766 - Campbell County Tennessee Located along General Carl Steiner Highway in LaFollette, Tennessee, this 1.5-acre level and mostly cleared property presents a rare opportunity in a high-visibility corridor of Campbell County. With over 400 feet of road frontage, the possibilities for residential use, rental income, or potential redevelopment are significant. The property includes a 2006 mobile home offering just under 1,200 square feet with a functional split-bedroom layout. The home features two bathrooms and an open-concept kitchen, dining, and living room area. While the home does require work a

Key facts

• 2006 mobile home
• Open-concept kitchen
• 12 x 24 barn

Tags

• 1.5 ACRES
• 2006 MOBILE HOME
• OPEN-CONCEPT KITCHEN
• 12 X 24 BARN
• EXCELLENT STORAGE SPACE
• PRIME HIGHWAY ACCESS

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Septic tank
• Home design: Detached property
• Construction: Vinyl siding; Frame construction; Approximately 1,188 building area (per tax records)
• Exterior features: Storage building; Workshop; Irregular lot with rolling slope; Country setting views

Interior

• Kitchen: Eat-in layout
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; No central cooling
• Interior features: Eat-in kitchen; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (22.5% below list).
• Recommended offer: $108k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 0.5% in Fincastle — 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 57/100 on livability (#320 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B; 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: Jacksboro Elementary (math 43% / reading 31%, grade F, #272 of 952 statewide, top 31%, 650 students, 0% FRL); Jacksboro Middle School (math 28% / reading 23%, grade F, #147 of 333 statewide, top 45%, 493 students, 0% FRL); Campbell County Comprehensive High School (math 12% / reading 24%, grade F, #212 of 332 statewide, top 64%, 1,242 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: 280 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 $15k of equity ($967 loan paydown + $14k appreciation (10.0% local appreciation)).
• Campbell County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, 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 113 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,416 (22.5% 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 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.77% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 10.8

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: 21.9%
• Equity multiple: 2.77×
• Total profit: $69,183
• Equity at exit: $126,033

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $209,290
• Equity at exit: $271,795

Cash invested: $39,172 (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 37766

• Home prices YoY: 4.4%
• Active inventory: 280
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $-110

Break-even live

Break-even rent $1,224

Max offer price $123,935

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-62	+0% $-110	+5% $-159	+10% $-207
Rent	-10% $-196	-5% $-153	+0% $-110	+5% $-68	+10% $-25
Rate	-1.0pp $-40	-0.5pp $-75	base $-110	+0.5pp $-147	+1.0pp $-183

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $139,900 Active 113 DOM
2. 2026-06-18
   days on market $139,900 Active 111 DOM
3. 2026-06-17
   days on market $139,900 Active 110 DOM
4. 2026-06-16
   days on market $139,900 Active 109 DOM
5. 2026-06-15
   days on market $139,900 Active 108 DOM
6. 2026-06-13
   days on market $139,900 Active 106 DOM
7. 2026-06-12
   days on market $139,900 Active 105 DOM
8. 2026-06-09
   days on market $139,900 Active 102 DOM
9. 2026-06-08
   days on market $139,900 Active 101 DOM
10. 2026-06-08
    days on market $139,900 Active 100 DOM
11. 2026-06-07
    days on market $139,900 Active 99 DOM
12. 2026-06-04
    days on market $139,900 Active 96 DOM
13. 2026-06-02
    days on market $139,900 Active 95 DOM
14. 2026-06-01
    days on market $139,900 Active 94 DOM
15. 2026-05-31
    days on market $139,900 Active 93 DOM
16. 2026-05-01
    price $139,900
17. 2026-02-27
    listed $144,900 Active

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥102°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,010
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$4,070
• Taxable loss: −$3,776
• Est. tax savings @ 24.0%: +$906
• After-tax cash flow: $-418/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 — Fincastle

• Score: 57/100
• State rank: #320
• US rank: #21613

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

• Population (ZIP): 17,643

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 15.90%
• Current HPI: 378.2421
• 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

-3.5% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $139,900 Knoxville MLS
• 2026-02-27 Listed $144,900 Knoxville MLS