875 S Fork Dr · Allardt, TN 38556

$310,000

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 119 Days on market

Built 2013 1.50 ac lot $281/sqft · 23% below area Est $401k · 23% 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 +5.6/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Sweet home in a horse community, on trail, with a detached garage/ workshop space and 3 stall barn on 1.5 acres. NO HOA here. Half bath in the large master bedroom. Kitchen has a pantry and lovely wood cabinets. Nice front and back covered porches. Fenced front yard. Guest bathroom remodeled last year in 2025. New ramp on back porch. Buyer is responsible for all measurements. Enclosed electrified garden area. Cute as it can be. Contact agent to show.

Key facts

• 1.5 acre lot
• Built 2013
• Listed 119 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-645 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (36.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (51.7% below list).
• Recommended offer: $150k (51.7% below list) — sets the bar for 1% rule.
• Cap rate 3.8% vs local median 2.3% in Allardt — 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 63/100 on livability (#194 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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.

Risks & watch-outs

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

Recommended offer $149,591 (51.7% 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 119 days. Have you received any prior offers? Is the seller open to a 52% 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 D-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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.48% ✗
• Cap rate: 3.80%
• Cash-on-cash: -8.92%
• DSCR: 0.60
• GRM: 17.3

CMA / ARV

• ARV (median comp): $400,928
• List price: $310,000
• Delta: -22.68%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
265 Johnson Pl	0.50mi	2/2.0 (-1)	1,110 (+0%)	17mo	$380,000	$342	57

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

Projected returns pro-forma

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

5-year hold

• IRR: 18.0%
• Equity multiple: 2.47×
• Total profit: $127,583
• Equity at exit: $279,273

10-year hold

• IRR: 16.8%
• Equity multiple: 5.70×
• Total profit: $407,675
• Equity at exit: $602,262

Cash invested: $86,800 (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: 17.3×

Monthly cashflow live

• Estimated rent: $1,496 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$72 /mo · $863/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-645

Break-even live

Break-even rent $2,312

Max offer price $196,060

Occupancy floor —

Sensitivity live

Price	-10% $-470	-5% $-557	+0% $-645	+5% $-733	+10% $-820
Rent	-10% $-763	-5% $-704	+0% $-645	+5% $-586	+10% $-527
Rate	-1.0pp $-489	-0.5pp $-566	base $-645	+0.5pp $-725	+1.0pp $-807

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $310,000 Active 119 DOM
2. 2026-06-21
   days on market $310,000 Active 118 DOM
3. 2026-06-18
   days on market $310,000 Active 116 DOM
4. 2026-06-17
   days on market $310,000 Active 115 DOM
5. 2026-06-16
   days on market $310,000 Active 114 DOM
6. 2026-06-15
   days on market $310,000 Active 113 DOM
7. 2026-06-13
   days on market $310,000 Active 111 DOM
8. 2026-06-12
   days on market $310,000 Active 110 DOM
9. 2026-06-09
   days on market $310,000 Active 107 DOM
10. 2026-06-08
    days on market $310,000 Active 106 DOM
11. 2026-06-08
    days on market $310,000 Active 105 DOM
12. 2026-06-07
    days on market $310,000 Active 104 DOM
13. 2026-06-03
    days on market $310,000 Active 101 DOM
14. 2026-06-02
    days on market $310,000 Active 100 DOM
15. 2026-06-01
    days on market $310,000 Active 99 DOM
16. 2026-05-31
    days on market $310,000 Active 98 DOM
17. 2026-02-22
    listed $310,000 Active 454-char remark

    Show marketing remark (454 chars)

    Sweet home in a horse community, on trail, with a detached garage/ workshop space and 3 stall barn on 1.5 acres. NO HOA here. Half bath in the large master bedroom. Kitchen has a pantry and lovely wood cabinets. Nice front and back covered porches. Fenced front yard. Guest bathroom remodeled last year in 2025. New ramp on back porch. Buyer is responsible for all measurements. Enclosed electrified garden area. Cute as it can be. Contact agent to show.

18. 2026-02-22
    listed $310,000 Active 454-char remark

    Show marketing remark (454 chars)

    Sweet home in a horse community, on trail, with a detached garage/ workshop space and 3 stall barn on 1.5 acres. NO HOA here. Half bath in the large master bedroom. Kitchen has a pantry and lovely wood cabinets. Nice front and back covered porches. Fenced front yard. Guest bathroom remodeled last year in 2025. New ramp on back porch. Buyer is responsible for all measurements. Enclosed electrified garden area. Cute as it can be. Contact agent to show.

19. 2026-02-20
    historical $310,000 454-char remark

    Show marketing remark (454 chars)

    Sweet home in a horse community, on trail, with a detached garage/ workshop space and 3 stall barn on 1.5 acres. NO HOA here. Half bath in the large master bedroom. Kitchen has a pantry and lovely wood cabinets. Nice front and back covered porches. Fenced front yard. Guest bathroom remodeled last year in 2025. New ramp on back porch. Buyer is responsible for all measurements. Enclosed electrified garden area. Cute as it can be. Contact agent to show.

20. 2026-02-20
    historical $310,000 454-char remark

    Show marketing remark (454 chars)

    Sweet home in a horse community, on trail, with a detached garage/ workshop space and 3 stall barn on 1.5 acres. NO HOA here. Half bath in the large master bedroom. Kitchen has a pantry and lovely wood cabinets. Nice front and back covered porches. Fenced front yard. Guest bathroom remodeled last year in 2025. New ramp on back porch. Buyer is responsible for all measurements. Enclosed electrified garden area. Cute as it can be. Contact agent to show.

21. 2024-05-14
    soldstatus $340,000
22. 2019-08-22
    soldstatus $133,300
23. 2019-02-06
    listed $149,000
24. 2017-04-11
    soldstatus $134,900
25. 2012-07-12
    listed $49,900
26. 2011-08-18
    listed $49,787
27. 2011-03-14
    listed $56,000

ⓘ 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: $863 · $72/mo
• Projected year-2 tax: $2,201 · $183/mo
• Expected delta: +$1,338/yr (+$112/mo · 155.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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: $17,951
• − Mortgage interest: −$17,365
• − Property taxes: −$863
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$9,018
• Taxable loss: −$13,717
• Est. tax savings @ 24.0%: +$3,292
• After-tax cash flow: $-4,448/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 — Allardt

• Score: 63/100
• State rank: #194
• US rank: #15311

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C+ Housing A+ Health & safety C User ratings A

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

+453.6% since first listed

11 events — show timeline

• 2026-02-22 Listed $310,000 REALTRACS as Distributed by MLS Grid
• 2026-02-22 Listed $310,000 Knoxville MLS
• 2026-02-20 Coming Soon $310,000 REALTRACS as Distributed by MLS Grid
• 2026-02-20 Coming Soon $310,000 Knoxville MLS
• 2024-05-14 Sold (Public Records) $340,000 Public Records
• 2019-08-22 Sold (MLS) $133,300 UCMLS
• 2019-02-06 Listed $149,000 UCMLS
• 2017-04-11 Sold (MLS) $134,900 REALTRACS as Distributed by MLS Grid
• 2012-07-12 Listed $49,900 Knoxville MLS
• 2011-08-18 Listed $49,787 Knoxville MLS
• 2011-03-14 Listed $56,000 Knoxville MLS

Property tax history

+6.4%/yr

Latest (2025): $863 · +18.9% YoY. Source: county tax records.