604 Knepp Circle Cir · Jamestown, TN 38556

$69,900

2 bd · 1.0 ba · 784 sqft · Manufactured · 150 Days on market

Built 1980 Poor condition 0.88 ac lot ↓ 3% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Charming Fixer-Upper Mobile Home in Jamestown! Discover this 2-bedroom, 1-bath, 784-square-foot mobile home, ideally located in Jamestown and just minutes from downtown. This property sits on 0.88 acres, combining three parcels, offering plenty of space and potential. The home has been gutted and is a complete fixer-upper, making it a fantastic opportunity for investors or first-time homebuyers looking to customize their space. Plus, enjoy the convenience of being a short drive from the Big South Fork National Park and Recreation Area, as well as Pickett State Park—perfect for outdoor enthusiasts! Don't miss this incredible investment opportunity!

Key facts

• 0.88 acres
• Three parcels
• 0.88 acre lot

Tags

• 0.88 ACRES
• THREE PARCELS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 4.6% in Jamestown — 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 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 $7k of equity ($483 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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. 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: 1.82% ✓
• Cap rate: 15.26%
• Cash-on-cash: 32.03%
• DSCR: 2.43
• GRM: 4.6

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: 48.7%
• Equity multiple: 4.65×
• Total profit: $71,359
• Equity at exit: $62,971

10-year hold

• IRR: 42.5%
• Equity multiple: 10.40×
• Total profit: $184,015
• Equity at exit: $135,800

Cash invested: $19,572 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,273 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $522

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 54%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $69,900 Active 150 DOM
2. 2026-06-17
   days on market $69,900 Active 149 DOM
3. 2026-06-16
   days on market $69,900 Active 148 DOM
4. 2026-06-15
   days on market $69,900 Active 147 DOM
5. 2026-06-13
   days on market $69,900 Active 145 DOM
6. 2026-06-12
   days on market $69,900 Active 144 DOM
7. 2026-06-09
   days on market $69,900 Active 141 DOM
8. 2026-06-08
   days on market $69,900 Active 140 DOM
9. 2026-06-08
   days on market $69,900 Active 139 DOM
10. 2026-06-07
    days on market $69,900 Active 138 DOM
11. 2026-06-03
    days on market $69,900 Active 135 DOM
12. 2026-06-02
    days on market $69,900 Active 134 DOM
13. 2026-06-01
    days on market $69,900 Active 133 DOM
14. 2026-05-31
    days on market $69,900 Active 132 DOM
15. 2026-03-17
    price $69,900 661-char remark

    Show marketing remark (661 chars)

    Charming Fixer-Upper Mobile Home in Jamestown! Discover this 2-bedroom, 1-bath, 784-square-foot mobile home, ideally located in Jamestown and just minutes from downtown. This property sits on 0.88 acres, combining three parcels, offering plenty of space and potential. The home has been gutted and is a complete fixer-upper, making it a fantastic opportunity for investors or first-time homebuyers looking to customize their space. Plus, enjoy the convenience of being a short drive from the Big South Fork National Park and Recreation Area, as well as Pickett State Park—perfect for outdoor enthusiasts! Don't miss this incredible investment opportunity!

16. 2026-03-17
    price $69,900 661-char remark

    Show marketing remark (661 chars)

    Charming Fixer-Upper Mobile Home in Jamestown! Discover this 2-bedroom, 1-bath, 784-square-foot mobile home, ideally located in Jamestown and just minutes from downtown. This property sits on 0.88 acres, combining three parcels, offering plenty of space and potential. The home has been gutted and is a complete fixer-upper, making it a fantastic opportunity for investors or first-time homebuyers looking to customize their space. Plus, enjoy the convenience of being a short drive from the Big South Fork National Park and Recreation Area, as well as Pickett State Park—perfect for outdoor enthusiasts! Don't miss this incredible investment opportunity!

17. 2026-01-19
    listed $71,900 Active 661-char remark

    Show marketing remark (661 chars)

    Charming Fixer-Upper Mobile Home in Jamestown! Discover this 2-bedroom, 1-bath, 784-square-foot mobile home, ideally located in Jamestown and just minutes from downtown. This property sits on 0.88 acres, combining three parcels, offering plenty of space and potential. The home has been gutted and is a complete fixer-upper, making it a fantastic opportunity for investors or first-time homebuyers looking to customize their space. Plus, enjoy the convenience of being a short drive from the Big South Fork National Park and Recreation Area, as well as Pickett State Park—perfect for outdoor enthusiasts! Don't miss this incredible investment opportunity!

18. 2026-01-19
    listed $71,900 Active 661-char remark

    Show marketing remark (661 chars)

    Charming Fixer-Upper Mobile Home in Jamestown! Discover this 2-bedroom, 1-bath, 784-square-foot mobile home, ideally located in Jamestown and just minutes from downtown. This property sits on 0.88 acres, combining three parcels, offering plenty of space and potential. The home has been gutted and is a complete fixer-upper, making it a fantastic opportunity for investors or first-time homebuyers looking to customize their space. Plus, enjoy the convenience of being a short drive from the Big South Fork National Park and Recreation Area, as well as Pickett State Park—perfect for outdoor enthusiasts! Don't miss this incredible investment opportunity!

ⓘ 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: $15,273
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$2,033
• Taxable income: $5,482
• Est. tax owed @ 24.0%: −$1,316
• After-tax cash flow: $4,953/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.

Condition & rehab AI · 12 photos

Poor 20/100 Gut rehab

This mobile home requires extensive repairs and improvements to become habitable and marketable. Significant work is needed on the roof, exterior siding, interior walls, flooring, and windows.

Repairs flagged

• Major roof — Severe damage to the roof
• Major exterior siding — Peeling and damaged siding
• Major interior walls — Drywall and insulation stripped
• Major flooring — Missing or damaged flooring
• Major windows — Boarded up windows

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and marketability
• Both Roof replacement — Critical to the structural integrity and safety of the home
• Both Exterior siding repair/replacement — Improves the home's appearance and energy efficiency
• Both Interior wall and flooring repairs — Restores the home's livable space and enhances its value
• Both Window replacement — Restores natural light and improves the home's energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Severe damage to the roof	Major	$15,000–50,000
exterior siding · Peeling and damaged siding	Major	$15,000–50,000
interior walls · Drywall and insulation stripped	Major	$15,000–50,000
flooring · Missing or damaged flooring	Major	$15,000–50,000
windows · Boarded up windows	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and marketability ↑
• Both Roof replacement — Critical to the structural integrity and safety of the home ↑
• Both Exterior siding repair/replacement — Improves the home's appearance and energy efficiency ↑
• Both Interior wall and flooring repairs — Restores the home's livable space and enhances its value ↑
• Both Window replacement — Restores natural light and improves the home's energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-2.8% since first listed

4 events — show timeline

• 2026-03-17 Price Changed $69,900 Knoxville MLS
• 2026-03-17 Price Changed $69,900 UCMLS
• 2026-01-19 Listed $71,900 UCMLS
• 2026-01-19 Listed $71,900 Knoxville MLS