809 E Rhoten St · Jefferson City, TN 37760

$104,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 24 Days on market

Built 2000 435 sqft lot Est $187k · 44% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Investors, this one's calling your name. Nestled on a nice lot right in the heart of Jefferson City, this 2-bedroom, 1-bath home with an unfinished basement is exactly the kind of opportunity that savvy buyers have been waiting for. Whether you're looking to grow your portfolio, flip for profit, or put your rehab skills to work; 809 East Rhoten St. deserves a serious look. The home is in need of some TLC and rehabilitation, making it the perfect blank canvas for someone who knows how to see past the cosmetics and straight to the numbers. The unfinished basement adds an exciting layer of possibility; additional living space, storage, or equity-building square footage waiting to be unlocked w

Key facts

• Unfinished basement
• Built 2000
• Listed 23 days

Tags

• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public sewer
• Home design: Detached property; Single-story (entry level information not provided); Building area recorded as 864 (per tax records)
• Construction: Block and frame construction; Other construction materials
• Exterior features: Private lot; Country and city views

Interior

• Kitchen: Refrigerator; Other appliance(s)
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating; No central cooling; Window unit(s) for cooling
• Interior features: Eat-in kitchen; Walkout unfinished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.5% in Jefferson City — 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 70/100 on livability (#52 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Jefferson County (rural): math 25% / reading 27% proficiency, ranked #80 of 139 in TN (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 90 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 254 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,326 (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: 1.09% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.61%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $187,488
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
428 Jarnigan St	0.20mi	2/1.0	884 (+2%)	12mo	$150,000	$170	76
2109 Eastview Ave	0.32mi	2/1.0	850 (-2%)	12mo	$210,000	$247	72
1815 High Ave Ave	0.34mi	2/1.0	821 (-5%)	15mo	$145,000	$177	63
616 Sheets Rd	0.40mi	2/1.0	896 (+4%)	20mo	$225,000	$251	59
1907 Eastview Ave	0.15mi	2/2.0	968 (+12%)	13mo	$210,000	$217	58
420 Jarnigan St	0.22mi	2/1.0	768 (-11%)	17mo	$110,000	$143	57
322 Shamrock Dr	0.67mi	2/1.0	771 (-11%)	3mo	$190,000	$246	48
705 E Mountcastle St	0.74mi	3/1.0 (+1)	950 (+10%)	1mo	$195,000	$205	43
711 E Mountcastle St	0.73mi	3/2.0 (+1)	800 (-7%)	10mo	$195,000	$244	36

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

Projected returns pro-forma

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

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,038
• Equity at exit: $15,641

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $17,447
• Equity at exit: $9,070

Cash invested: $29,372 (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 37760

• Home prices YoY: -12.3%
• Active inventory: 90
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $235

Break-even live

Break-even rent $851

Max offer price $104,900

Occupancy floor 75%

Sensitivity live

Price	-10% $295	-5% $265	+0% $235	+5% $205	+10% $176
Rent	-10% $144	-5% $190	+0% $235	+5% $280	+10% $326
Rate	-1.0pp $288	-0.5pp $262	base $235	+0.5pp $208	+1.0pp $180

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2021 N Sizer Ave Jefferson City, TN	1.0	1.0	580	$1,183	$2.04	3d	3	0.49mi

Listing history 18 events

1. 2026-06-19
   days on market $104,900 Active 24 DOM
2. 2026-06-18
   days on market $104,900 Active 23 DOM
3. 2026-06-17
   days on market $104,900 Active 22 DOM
4. 2026-06-16
   days on market $104,900 Active 21 DOM
5. 2026-06-15
   days on market $104,900 Active 20 DOM
6. 2026-06-14
   days on market $104,900 Active 18 DOM
7. 2026-06-13
   days on market $104,900 Active 17 DOM
8. 2026-06-10
   days on market $104,900 Active 15 DOM
9. 2026-06-09
   days on market $104,900 Active 14 DOM
10. 2026-06-08
    days on market $104,900 Active 13 DOM
11. 2026-06-07
    days on market $104,900 Active 12 DOM
12. 2026-06-05
    days on market $104,900 Active 9 DOM
13. 2026-06-03
    days on market $104,900 Active 8 DOM
14. 2026-06-02
    days on market $104,900 Active 7 DOM
15. 2026-06-01
    days on market $104,900 Active 6 DOM
16. 2026-05-31
    days on market $104,900 Active 5 DOM
17. 2026-05-30
    days on market $104,900 Active 4 DOM
18. 2026-05-24
    listed $104,900 Active

ⓘ 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: $937 · $78/mo
• Projected year-2 tax: $937 · $78/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,778
• − Mortgage interest: −$5,876
• − Property taxes: −$937
• − Insurance: −$524
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$3,052
• Taxable income: $1,184
• Est. tax owed @ 24.0%: −$284
• After-tax cash flow: $2,537/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: Jefferson County
• NCES district ID: 4702100
• Math proficiency: 25% ▼ -7.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $41,074
• Composite: 22.03/100
• National rank: #8204
• State rank: #80 of 139 in TN

Livability — Jefferson City

• Score: 70/100
• State rank: #52
• US rank: #7592

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson City, TN
• County: Jefferson County · 13,253 people
• City population: 13,253
• Metro: Morristown, TN
• Population (ZIP): 13,253
• Household income: $66,190
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 411.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 56,862 people
• By 2030: 58,186 · +2.3%
• By 2040: 60,025 · +5.6%
• By 2050: 60,442 · +6.3%
• By 2075: 59,211 · +4.1%
• By 2100: 55,326 · -2.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 3% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+64.2) · D 17.4% · R 81.6%
• 2008→2024 swing: -21.5pp toward R · 2008: -42.7pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+59.3 2016: R+59.3 2012: R+50.1 2008: R+42.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.66%
• Current HPI: 304.8614
• Rent YoY: —
• Metro: Morristown, TN
• 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

1 event — show timeline

• 2026-05-24 Listed $104,900 Knoxville MLS

Property tax history

+5.0%/yr

Latest (2025): $937 · +2.3% YoY. Source: county tax records.