197 Main St · Ducktown, TN 37317

$179,999

2 bd · 1.0 ba · 782 sqft · SingleFamily public records · 20 Days on market

Built 1900 6,534 sqft lot Est $186k · at est.

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Why this score? — see what drove the C- 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 +16.7/30.0
• Appreciation +10.0/10.0
• ARV discount +9.0/15.0
• DSCR +5.2/10.0
• 1% rule +3.3/10.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Come see this charming 2 bedroom. 1 bath that offers the perfect blend of comfort and character. Inside you'll find a functional layout with a dedicated laundry room for added convenience. This home offers comfortable living space perfect for first-time buyers, downsizers or anyone looking for an easy to maintain property. This one is a must see. Adorable, affordable and move-in ready! The home is also convenient to Copperhill, TN, McCaysville, GA, Blue RIdge, GA and Murphy, NC.

Key facts

• 6,534 sq ft lot
• 336 parking spots
• Built 1900

Tags

• DEDICATED LAUNDRY ROOM

Property features AI

Finance

• Other: Publicly maintained paved city street frontage
• Financial info: Annual tax amount provided (financial details beyond that excluded)
• HOA & community: Sidewalks; Street lights

Exterior

• Parking: Has carport (336 carport spaces); Driveway; Off-street parking
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Sewer connected; Water connected
• Home design: Single-family house; One level; Accessible entrance
• Construction: HardiPlank-type siding; Metal roof; Pillar/post/pier foundation; Built as a house (year built not provided)
• Exterior features: Covered front porch; Back yard; Front yard; Few trees; Rectangular city lot; City lot

Interior

• Kitchen: Free-standing refrigerator; Free-standing electric range and oven; Exhaust fan
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central electric air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Crawl space basement
• Laundry & utility: Electric dryer hookup; Laundry room on main level; Electric water heater; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (17.4% below list).
• Recommended offer: $149k (17.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#345 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Polk County (rural): math 32% / reading 32% proficiency, ranked #44 of 139 in TN (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Copper Basin Elementary School (math 32% / reading 27%, grade F, #423 of 952 statewide, top 48%, 349 students, 0% FRL); Chilhowee Middle School (math 36% / reading 32%, grade F, #70 of 333 statewide, top 21%, 322 students, 0% FRL); Copper Basin High School (math 27% / reading 32%, grade F, #86 of 332 statewide, top 27%, 265 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 70 active listings in the ZIP; 211 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Polk County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $139k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,638 (17.4% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $186,116
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
195 Main St	0.01mi	2/2.0	832 (+6%)	23mo	$198,000	$238	66
195 Main	0.02mi	2/2.0	832 (+6%)	23mo	$198,000	$238	65
240 Main St	0.11mi	2/2.0	880 (+12%)	19mo	$195,000	$222	54

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

Projected returns pro-forma

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

5-year hold

• IRR: 26.2%
• Equity multiple: 3.09×
• Total profit: $105,169
• Equity at exit: $162,157

10-year hold

• IRR: 23.0%
• Equity multiple: 7.03×
• Total profit: $303,843
• Equity at exit: $349,698

Cash invested: $50,400 (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 37317

• Active inventory: 70
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,486 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$42 /mo · $502/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $113

Break-even live

Break-even rent $1,343

Max offer price $179,999

Occupancy floor 87%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-01
   status Pending
2. 2026-04-11
   listed $179,999 Active
3. 2023-02-16
   soldstatus $138,900
4. 2022-04-19
   soldstatus $140,000

ⓘ 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: $502 · $42/mo
• Projected year-2 tax: $1,278 · $106/mo
• Expected delta: +$776/yr (+$65/mo · 154.6%)

ⓘ 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 ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,837
• − Mortgage interest: −$10,083
• − Property taxes: −$502
• − Insurance: −$900
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$5,236
• Taxable loss: −$1,738
• Est. tax savings @ 24.0%: +$417
• After-tax cash flow: $1,779/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: Polk County
• NCES district ID: 4703450
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $37,990
• Composite: 26.72/100
• National rank: #7149
• State rank: #44 of 139 in TN

Livability — Ducktown

• Score: 56/100
• State rank: #345
• US rank: #22819

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ducktown, TN
• City population: 423
• Population (ZIP): 2,576

Population outlook (Polk County) Hauer SSP2

• Today (2025): 16,734 people
• By 2030: 16,567 · -1.0%
• By 2040: 16,015 · -4.3%
• By 2050: 15,172 · -9.3%
• By 2075: 12,998 · -22.3%
• By 2100: 10,606 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 10% Lithuanian 4% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+68.1) · D 15.5% · R 83.7%
• 2008→2024 swing: -35.2pp toward R · 2008: -33.0pp · 2024: -68.1pp
• All cycles: 2024: R+68.1 2020: R+63.4 2016: R+59.0 2012: R+37.2 2008: R+33.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 102.70%
• Current HPI: 357.312
• 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

+28.6% since first listed

4 events — show timeline

• 2026-05-01 Pending — GCAR
• 2026-04-11 Listed $179,999 GCAR
• 2023-02-16 Sold (Public Records) $138,900 Public Records
• 2022-04-19 Sold (Public Records) $140,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $502 · +0.0% YoY. Source: county tax records.