13835 Old Jackson Rd · Whiteville, TN 38075

$75,000

3 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 54 Days on market

Built 1968 1.00 ac lot Est $71k · 6% over ↓ 42% 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 +8.7/10.0
• ARV discount +4.7/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks

Located in Whiteville / Fayette County with no city taxes! Enjoy peaceful country living on a one acre wooded lot with 12x30 storage building. Brick home has a metal roof and covered front porch. This home features a kitchen with dining area, a den and living room and 3 bedrooms. Located outside city limits of Whiteville.

Key facts

• Covered front porch
• Metal roof
• One acre wooded lot

Tags

• ONE ACRE WOODED LOT
• 12X30 STORAGE BUILDING
• METAL ROOF
• COVERED FRONT PORCH
• KITCHEN WITH DINING AREA
• DEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $801 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#220 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Fayette County Public Schools (rural): math 7% / reading 13% proficiency, ranked #134 of 139 in TN (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP; 222 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($519 loan paydown + $5k appreciation (7.3% local appreciation)).
• Fayette County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 54 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.10% ✓
• Cap rate: 19.10%
• Cash-on-cash: 45.75%
• DSCR: 3.04
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $70,620
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13835 Old Jackson Rd	0.00mi	3/1.0	1,284 (0%)	1mo	$70,000	$55	99

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

Projected returns pro-forma

7.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.6%
• Equity multiple: 4.75×
• Total profit: $78,697
• Equity at exit: $53,608

10-year hold

• IRR: 52.3%
• Equity multiple: 10.07×
• Total profit: $190,421
• Equity at exit: $103,346

Cash invested: $21,000 (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 38075

• Home prices YoY: 3.0%
• Active inventory: 16
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,573 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$18 /mo · $214/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $801

Break-even live

Break-even rent $560

Max offer price $75,000

Occupancy floor 44%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-14
   status Pending
2. 2026-02-18
   listed $75,000 Active
3. 2025-10-25
   price $109,900
4. 2025-10-07
   price $119,900
5. 2025-09-07
   price $129,900

ⓘ 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: $214 · $18/mo
• Projected year-2 tax: $532 · $44/mo
• Expected delta: +$318/yr (+$27/mo · 148.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,882
• − Mortgage interest: −$4,201
• − Property taxes: −$214
• − Insurance: −$375
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$2,182
• Taxable income: $8,889
• Est. tax owed @ 24.0%: −$2,133
• After-tax cash flow: $7,475/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: Fayette County Public Schools
• NCES district ID: 4701170
• Math proficiency: 7% ▼ -12.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $55,643
• Composite: 10.14/100
• National rank: #9798
• State rank: #134 of 139 in TN

Livability — Whiteville

• Score: 62/100
• State rank: #220
• US rank: #16575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,857

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 40,843 people
• By 2030: 41,160 · +0.8%
• By 2040: 40,695 · -0.4%
• By 2050: 38,790 · -5.0%
• By 2075: 32,870 · -19.5%
• By 2100: 26,245 · -35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 49% Black 43% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Arabic 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+42.4) · D 28.4% · R 70.7%
• 2008→2024 swing: -14.9pp toward R · 2008: -27.4pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+37.7 2016: R+37.2 2012: R+30.7 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.33%
• Current HPI: 250.2705
• 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

-42.3% since first listed

5 events — show timeline

• 2026-04-14 Pending — CWTAR
• 2026-02-18 Listed $75,000 CWTAR
• 2025-10-25 Price Changed $109,900 CWTAR
• 2025-10-07 Price Changed $119,900 CWTAR
• 2025-09-07 Price Changed $129,900 CWTAR

Property tax history

-0.7%/yr

Latest (2025): $214 · +2.9% YoY. Source: county tax records.