2329 Leatherwood Ford Rd · Jamestown, TN 38556

$90,000

1 bd · 1.0 ba · 402 sqft · SingleFamily public records · 390 Days on market

Built 1976 1.08 ac lot $224/sqft · 80% below area

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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 +27.7/30.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Weekend Getaway Near Pickett State Park & Big South Fork! Looking for the perfect weekend escape? This charming 1-bedroom, 1-bath cabin is nestled on 1 acre of peaceful land, ideally located near Pickett State Park and the Big South Fork National River & Recreation Area (BSFNRRA). Enjoy your own little piece of paradise surrounded by nature, with easy access to a wide variety of outdoor adventures: Hiking scenic trails, Horseback riding nearby Fishing in nearby lakes and rivers, ATV riding. Whether you're looking to relax or explore, this cozy cabin offers the perfect basecamp. Call today to schedule a showing—your weekend retreat awaits!

Key facts

• Hiking scenic trails
• Outdoor adventures
• Big south fork

Tags

• NEAR PICKETT STATE PARK
• BIG SOUTH FORK
• 1 ACRE OF LAND
• OUTDOOR ADVENTURES
• HIKING SCENIC TRAILS
• HORSEBACK RIDING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 390 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $6k; list at $90k implies a 1285% gain — meaningful room to come down on a strong offer.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 390 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.25% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.87%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (median comp): $455,018
• List price: $90,000
• Delta: -80.22%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 33.8%
• Equity multiple: 3.63×
• Total profit: $66,245
• Equity at exit: $81,079

10-year hold

• IRR: 29.1%
• Equity multiple: 8.21×
• Total profit: $181,579
• Equity at exit: $174,850

Cash invested: $25,200 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $270

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 71%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $90,000 Active 390 DOM
2. 2026-06-17
   days on market $90,000 Active 389 DOM
3. 2026-06-16
   days on market $90,000 Active 388 DOM
4. 2026-06-15
   days on market $90,000 Active 387 DOM
5. 2026-06-13
   days on market $90,000 Active 385 DOM
6. 2026-06-12
   days on market $90,000 Active 384 DOM
7. 2026-06-09
   days on market $90,000 Active 381 DOM
8. 2026-06-08
   days on market $90,000 Active 380 DOM
9. 2026-06-08
   days on market $90,000 Active 379 DOM
10. 2026-06-07
    days on market $90,000 Active 378 DOM
11. 2026-06-03
    days on market $90,000 Active 375 DOM
12. 2026-06-02
    days on market $90,000 Active 374 DOM
13. 2026-06-01
    days on market $90,000 Active 373 DOM
14. 2026-05-31
    days on market $90,000 Active 372 DOM
15. 2026-04-09
    price $90,000 666-char remark

    Show marketing remark (666 chars)

    Weekend Getaway Near Pickett State Park & Big South Fork! Looking for the perfect weekend escape? This charming 1-bedroom, 1-bath cabin is nestled on 1 acre of peaceful land, ideally located near Pickett State Park and the Big South Fork National River & Recreation Area (BSFNRRA). Enjoy your own little piece of paradise surrounded by nature, with easy access to a wide variety of outdoor adventures: Hiking scenic trails, Horseback riding nearby Fishing in nearby lakes and rivers, ATV riding. Whether you're looking to relax or explore, this cozy cabin offers the perfect basecamp. Call today to schedule a showing—your weekend retreat awaits!

16. 2025-09-24
    price $100,000 666-char remark

    Show marketing remark (666 chars)

    Weekend Getaway Near Pickett State Park & Big South Fork! Looking for the perfect weekend escape? This charming 1-bedroom, 1-bath cabin is nestled on 1 acre of peaceful land, ideally located near Pickett State Park and the Big South Fork National River & Recreation Area (BSFNRRA). Enjoy your own little piece of paradise surrounded by nature, with easy access to a wide variety of outdoor adventures: Hiking scenic trails, Horseback riding nearby Fishing in nearby lakes and rivers, ATV riding. Whether you're looking to relax or explore, this cozy cabin offers the perfect basecamp. Call today to schedule a showing—your weekend retreat awaits!

17. 2025-07-18
    price $125,000 666-char remark

    Show marketing remark (666 chars)

    Weekend Getaway Near Pickett State Park & Big South Fork! Looking for the perfect weekend escape? This charming 1-bedroom, 1-bath cabin is nestled on 1 acre of peaceful land, ideally located near Pickett State Park and the Big South Fork National River & Recreation Area (BSFNRRA). Enjoy your own little piece of paradise surrounded by nature, with easy access to a wide variety of outdoor adventures: Hiking scenic trails, Horseback riding nearby Fishing in nearby lakes and rivers, ATV riding. Whether you're looking to relax or explore, this cozy cabin offers the perfect basecamp. Call today to schedule a showing—your weekend retreat awaits!

18. 2025-05-24
    listed $150,000 Active 666-char remark

    Show marketing remark (666 chars)

    Weekend Getaway Near Pickett State Park & Big South Fork! Looking for the perfect weekend escape? This charming 1-bedroom, 1-bath cabin is nestled on 1 acre of peaceful land, ideally located near Pickett State Park and the Big South Fork National River & Recreation Area (BSFNRRA). Enjoy your own little piece of paradise surrounded by nature, with easy access to a wide variety of outdoor adventures: Hiking scenic trails, Horseback riding nearby Fishing in nearby lakes and rivers, ATV riding. Whether you're looking to relax or explore, this cozy cabin offers the perfect basecamp. Call today to schedule a showing—your weekend retreat awaits!

19. 1997-07-16
    soldstatus $6,500
20. 1995-11-16
    soldstatus $6,500

ⓘ 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 4/10 Moderate
• 🌡 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: $13,552
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$2,618
• Taxable income: $1,924
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $2,781/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 — 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

• 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

+1284.6% since first listed

6 events — show timeline

• 2026-04-09 Price Changed $90,000 Knoxville MLS
• 2025-09-24 Price Changed $100,000 Knoxville MLS
• 2025-07-18 Price Changed $125,000 Knoxville MLS
• 2025-05-24 Listed $150,000 Knoxville MLS
• 1997-07-16 Sold (Public Records) $6,500 Public Records
• 1995-11-16 Sold (Public Records) $6,500 Public Records

Property tax history

+0.2%/yr

Latest (2025): $81 · +0.0% YoY. Source: county tax records.