178 School Ave · Jellico, TN 40769

$54,500

1 bd · 1.0 ba · 560 sqft · Manufactured · 8 Days on market

Built 1999 0.53 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A 1999 GILES KISS single wide trailer on a secluded lot with one bedroom, one full bath, eat-in-kitchen, and living room. It has a 10'X20' storage building. Washer and electric dryer hookup. New vinyl flooring and paint inside. It is in excellent shape.

Key facts

• Covered porch
• Storage buildings
• 0.53 acre lot

Tags

• COVERED PORCH
• STORAGE BUILDINGS
• WATER AND SEWER HOOKUP

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Natural gas not available; Propane not available
• Home design: Manufactured home; One story
• Construction: Aluminum siding; Metal roof; Pillar/post/pier foundation; Building area total 560
• Exterior features: Shed(s); Secluded lot; Has a view

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: Total rooms: 3 (includes bedrooms and living spaces)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Eat-in kitchen; Primary bedroom on the first floor; Ceiling fan(s); Storm windows and screens; Accessible approach with ramp
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $54k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($760 rent vs $54k).
• Cap rate 11.2% vs local median 4.3% in Jellico — 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 55/100 on livability (#352 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Whitley County (rural): math 26% / reading 43% proficiency, ranked #80 of 165 in KY (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Boston Elementary School (math 22% / reading 37%, grade F, #393 of 676 statewide, top 63%, 191 students, 86% FRL); Whitley County Middle School (math 31% / reading 50%, grade F, #57 of 217 statewide, top 26%, 563 students, 80% FRL); Whitley County High School (math 22% / reading 37%, grade F, #127 of 254 statewide, top 58%, 980 students, 73% FRL).
• Market conditions: 65 units permitted in Whitley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $377 of loan paydown is wiped out by about $404 of value loss. Plan a longer hold.
• Whitley County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,500

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: 1.39% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.60%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.71×
• Total profit: $10,802
• Equity at exit: $13,837

10-year hold

• IRR: 20.8%
• Equity multiple: 3.16×
• Total profit: $32,915
• Equity at exit: $15,119

Cash invested: $15,260 (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 40769

• Home prices YoY: -0.5%
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $760 medium
• Mortgage (P&I): −$286
• Tax est. 1.5%: −$68 /mo · $818/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $224

Break-even live

Break-even rent $477

Max offer price $54,500

Occupancy floor 66%

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: $13,625
• Closing costs: $1,635
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-08
   status Pending 628-char remark
2. 2026-04-30
   listed $54,500 Active 628-char remark
3. 2022-10-20
   soldstatus $32,500 Closed 253-char remark

   Show marketing remark (253 chars)

   A 1999 GILES KISS single wide trailer on a secluded lot with one bedroom, one full bath, eat-in-kitchen, and living room. It has a 10'X20' storage building. Washer and electric dryer hookup. New vinyl flooring and paint inside. It is in excellent shape.

4. 2022-10-10
   status Pending 253-char remark

   Show marketing remark (253 chars)

   A 1999 GILES KISS single wide trailer on a secluded lot with one bedroom, one full bath, eat-in-kitchen, and living room. It has a 10'X20' storage building. Washer and electric dryer hookup. New vinyl flooring and paint inside. It is in excellent shape.

5. 2022-08-31
   price $42,000 253-char remark

   Show marketing remark (253 chars)

   A 1999 GILES KISS single wide trailer on a secluded lot with one bedroom, one full bath, eat-in-kitchen, and living room. It has a 10'X20' storage building. Washer and electric dryer hookup. New vinyl flooring and paint inside. It is in excellent shape.

6. 2022-08-09
   price $46,500 253-char remark

   Show marketing remark (253 chars)

   A 1999 GILES KISS single wide trailer on a secluded lot with one bedroom, one full bath, eat-in-kitchen, and living room. It has a 10'X20' storage building. Washer and electric dryer hookup. New vinyl flooring and paint inside. It is in excellent shape.

7. 2022-07-19
   listed $52,000 Active 253-char remark

   Show marketing remark (253 chars)

   A 1999 GILES KISS single wide trailer on a secluded lot with one bedroom, one full bath, eat-in-kitchen, and living room. It has a 10'X20' storage building. Washer and electric dryer hookup. New vinyl flooring and paint inside. It is in excellent shape.

8. 2015-04-30
   soldstatus $14,500
9. 2015-04-16
   soldstatus $14,500

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,121
• − Mortgage interest: −$3,053
• − Property taxes: −$818
• − Insurance: −$272
• − Repairs & maintenance: −$730
• − Management: −$730
• − Depreciation: −$1,585
• Taxable income: $1,933
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $2,222/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: Whitley County
• NCES district ID: 2105880
• Math proficiency: 26% ▼ -32.00%
• Reading proficiency: 43% ▼ -25.00%
• Median HH income: $29,079
• Composite: 27.87/100
• National rank: #6874
• State rank: #80 of 165 in KY

Livability — Jellico

• Score: 55/100
• State rank: #352
• US rank: #23161

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

• City population: 2,528
• Population (ZIP): 17,931

Population outlook (Whitley County) Hauer SSP2

• Today (2025): 35,362 people
• By 2030: 34,807 · -1.6%
• By 2040: 33,525 · -5.2%
• By 2050: 32,550 · -8.0%
• By 2075: 29,555 · -16.4%
• By 2100: 24,308 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 2% Black 2%
• Common ancestry: Serbian 2% Romanian 1% Italian 1%
• Foreign-born: 1%

Political lean MEDSL · Whitley

• 2024 margin: Solid R (+69.3) · D 14.8% · R 84.2% · Other 1.0%
• 2008→2024 swing: -21.7pp toward R · 2008: -47.7pp · 2024: -69.3pp
• All cycles: 2024: R+69.3 2020: R+65.2 2016: R+67.2 2012: R+57.8 2008: R+47.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.74%
• Current HPI: 163.6801
• 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

+272.4% since first listed

10 events — show timeline

• 2026-06-09 Sold (MLS) $54,000 ImagineMLS
• 2026-05-08 Pending — ImagineMLS
• 2026-04-30 Listed $54,500 ImagineMLS
• 2022-10-20 Sold (MLS) $32,500 ImagineMLS
• 2022-10-10 Pending — ImagineMLS
• 2022-08-31 Price Changed $42,000 ImagineMLS
• 2022-08-09 Price Changed $46,500 ImagineMLS
• 2022-07-19 Listed $52,000 ImagineMLS
• 2015-04-30 Sold (Public Records) $14,500 Public Records
• 2015-04-16 Sold (Public Records) $14,500 Public Records

Property tax history

-0.7%/yr

Latest (2024): $26 · -3.4% YoY. Source: county tax records.