251 W Iowa Ave · Whitwell, TN 37397

$82,000

3 bd · 1.0 ba · 916 sqft · SingleFamily public records · 24 Days on market

Built 1985 0.63 ac lot Est $140k · 41% under

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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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +7.4/10.0
• 1% rule +6.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Have you considered a move to the countryside? Check out this cute three bedroom, one bathroom home on . 63 acres! Lovely surroundings and set off the road for extra privacy. Home needs some work. RESERVE AUCTION PROPERTY- Property sold ''AS-IS'' without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

Key facts

• 0.63 acre lot
• Built 1985
• Listed 24 days

Property features AI

Finance

• Other: Property listed as residential single-family residence; Lot approximately 0.63 acres (approx. dimensions 160 x 172 irr)
• Financial info: Tax information not included (tax amount excluded)
• HOA & community: Subdivision: Rolling Hills

Exterior

• Parking: Other parking (details not specified)
• Security: Not specified
• Utilities: Public water available; Sewer available (septic tank)
• Home design: Single-family house; One level
• Construction: Frame construction; Slab foundation; Built year not specified
• Exterior features: No additional exterior features listed; Composition/Shingle roof

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: One full bathroom
• Heating & cooling: Has heating (type not specified); Has cooling (type not specified)
• Interior features: Six total rooms; No basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($967 rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 2.9% in Whitwell — 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 56/100 on livability (#346 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Marion County (town): math 24% / reading 25% proficiency, ranked #89 of 139 in TN (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Whitwell Elementary (math 47% / reading 37%, grade F, #191 of 952 statewide, top 22%, 492 students, 0% FRL); Whitwell Middle School (math 23% / reading 19%, grade F, #187 of 333 statewide, top 58%, 308 students, 0% FRL); Whitwell High School (math 12% / reading 32%, grade F, #163 of 332 statewide, top 51%, 343 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 80 active listings in the ZIP; 225 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($567 loan paydown + $4k appreciation (4.8% local appreciation)).
• At projected returns (4.8% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,770 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.18% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.07%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $140,148
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 S Elm St	0.72mi	3/1.0	1,040 (+14%)	16mo	$159,000	$153	31

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

Projected returns pro-forma

4.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.53×
• Total profit: $35,238
• Equity at exit: $45,639

10-year hold

• IRR: 24.0%
• Equity multiple: 5.01×
• Total profit: $92,035
• Equity at exit: $78,090

Cash invested: $22,960 (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 37397

• Home prices YoY: 1.6%
• Active inventory: 80
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $967 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$31 /mo · $366/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $269

Break-even live

Break-even rent $626

Max offer price $82,000

Occupancy floor 67%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-16
   status $82,000 Pending 24 DOM
2. 2026-06-15
   days on market $82,000 Active 24 DOM
3. 2026-06-14
   days on market $82,000 Active 22 DOM
4. 2026-06-13
   days on market $82,000 Active 21 DOM
5. 2026-06-10
   days on market $82,000 Active 19 DOM
6. 2026-06-09
   days on market $82,000 Active 18 DOM
7. 2026-06-08
   days on market $82,000 Active 17 DOM
8. 2026-06-07
   days on market $82,000 Active 16 DOM
9. 2026-06-05
   days on market $82,000 Active 13 DOM
10. 2026-06-03
    days on market $82,000 Active 12 DOM
11. 2026-06-02
    days on market $82,000 Active 11 DOM
12. 2026-06-01
    days on market $82,000 Active 10 DOM
13. 2026-05-31
    days on market $82,000 Active 9 DOM
14. 2026-05-30
    days on market $82,000 Active 8 DOM
15. 2026-05-22
    listed $82,000 Active
16. 2026-04-02
    price $82,000

ⓘ 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: $366 · $31/mo
• Projected year-2 tax: $582 · $49/mo
• Expected delta: +$216/yr (+$18/mo · 59.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,604
• − Mortgage interest: −$4,593
• − Property taxes: −$366
• − Insurance: −$410
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$2,385
• Taxable income: $1,992
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $2,753/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: Marion County
• NCES district ID: 4702640
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 25% ▼ -3.00%
• Median HH income: $41,941
• Composite: 20.88/100
• National rank: #8494
• State rank: #89 of 139 in TN

Livability — Whitwell

• Score: 56/100
• State rank: #346
• US rank: #22851

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitwell, TN
• City population: 10,044
• Population (ZIP): 10,044

Population outlook (Marion County) Hauer SSP2

• Today (2025): 28,889 people
• By 2030: 28,915 · +0.1%
• By 2040: 28,662 · -0.8%
• By 2050: 28,053 · -2.9%
• By 2075: 26,855 · -7.0%
• By 2100: 24,404 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+55.7) · D 21.7% · R 77.4%
• 2008→2024 swing: -34.3pp toward R · 2008: -21.4pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+50.8 2016: R+44.8 2012: R+22.3 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.83%
• Current HPI: 307.3072
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $82,000 GCAR
• 2026-04-02 Price Changed $82,000 GCAR

Property tax history

+1.9%/yr

Latest (2025): $366 · +0.0% YoY. Source: county tax records.