957 Allardt Hwy · Jamestown, TN 38556

$149,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 169 Days on market

Built 1960 0.65 ac lot $148/sqft · at area comps Est $154k · 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 +21.5/30.0
• Appreciation +10.0/10.0
• ARV discount +9.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.3/10.0
• 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

This 1,008 sq ft home is wonderfully updated and ready for its next owner or investor. Featuring 2 bedrooms, 1 bath, and a flexible bonus room ideal for an office or extra guest space, this property is a high potential rental or residence. Enjoy total peace of mind with a new roof (Nov 2025) and new HVAC and stove (Sept 2025). The level, private lot features a U-shaped driveway for easy parking and a 24'x20' workshop with electric. Relax on the covered back deck after a day of adventure. Prime Location: Downtown Jamestown and minutes away for shopping and dining. Adventure Hub: Close to Big South Fork National River and Recreation Area, Catoosa Wildlife Management Area, and Dale Hollow Lake areas. Whether you're looking for a low-maintenance home or a lucrative short-term rental near one Tennessee's best recreation, this is it! Buyer to verify all information before making an informed offer.

Key facts

• 24x20 workshop
• New hvac
• Covered back deck

Tags

• NEW ROOF
• NEW HVAC
• U-SHAPED DRIVEWAY
• 24X20 WORKSHOP
• COVERED BACK DECK
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/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 $139k (6.7% below list).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $26k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 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 1960 — 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: 0.93% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (median comp): $153,991
• List price: $149,000
• Delta: -3.24%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 Allardt Hwy	0.07mi	3/1.0 (+1)	911 (-10%)	10mo	$159,000	$175	67

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: 28.9%
• Equity multiple: 3.29×
• Total profit: $95,354
• Equity at exit: $134,231

10-year hold

• IRR: 25.1%
• Equity multiple: 7.46×
• Total profit: $269,426
• Equity at exit: $289,474

Cash invested: $41,720 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,391 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $224

Break-even live

Break-even rent $1,107

Max offer price $149,000

Occupancy floor 79%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $149,000 Active 169 DOM
2. 2026-06-17
   days on market $149,000 Active 168 DOM
3. 2026-06-16
   days on market $149,000 Active 167 DOM
4. 2026-06-15
   days on market $149,000 Active 166 DOM
5. 2026-06-13
   days on market $149,000 Active 164 DOM
6. 2026-06-12
   days on market $149,000 Active 163 DOM
7. 2026-06-09
   days on market $149,000 Active 160 DOM
8. 2026-06-08
   days on market $149,000 Active 159 DOM
9. 2026-06-08
   days on market $149,000 Active 158 DOM
10. 2026-06-07
    days on market $149,000 Active 157 DOM
11. 2026-06-03
    days on market $149,000 Active 154 DOM
12. 2026-06-02
    days on market $149,000 Active 153 DOM
13. 2026-06-01
    days on market $149,000 Active 152 DOM
14. 2026-05-31
    days on market $149,000 Active 151 DOM
15. 2026-05-18
    price $149,000 916-char remark

    Show marketing remark (916 chars)

    This 1,008 sq ft home is wonderfully updated and ready for its next owner or investor. Featuring 2 bedrooms, 1 bath, and a flexible bonus room ideal for an office or extra guest space, this property is a high potential rental or residence. Enjoy total peace of mind with a new roof (Nov 2025) and new HVAC and stove (Sept 2025). The level, private lot features a U-shaped driveway for easy parking and a 24'x20' workshop with electric. Relax on the covered back deck after a day of adventure. Prime Location: Downtown Jamestown and minutes away for shopping and dining. Adventure Hub: Close to Big South Fork National River and Recreation Area, Catoosa Wildlife Management Area, and Dale Hollow Lake areas. Whether you're looking for a low-maintenance home or a lucrative short-term rental near one Tennessee's best recreation, this is it! Buyer to verify all information before making an informed offer.

16. 2026-03-03
    price $168,000 916-char remark

    Show marketing remark (916 chars)

    This 1,008 sq ft home is wonderfully updated and ready for its next owner or investor. Featuring 2 bedrooms, 1 bath, and a flexible bonus room ideal for an office or extra guest space, this property is a high potential rental or residence. Enjoy total peace of mind with a new roof (Nov 2025) and new HVAC and stove (Sept 2025). The level, private lot features a U-shaped driveway for easy parking and a 24'x20' workshop with electric. Relax on the covered back deck after a day of adventure. Prime Location: Downtown Jamestown and minutes away for shopping and dining. Adventure Hub: Close to Big South Fork National River and Recreation Area, Catoosa Wildlife Management Area, and Dale Hollow Lake areas. Whether you're looking for a low-maintenance home or a lucrative short-term rental near one Tennessee's best recreation, this is it! Buyer to verify all information before making an informed offer.

17. 2025-12-31
    listed $175,000 Active 916-char remark

    Show marketing remark (916 chars)

    This 1,008 sq ft home is wonderfully updated and ready for its next owner or investor. Featuring 2 bedrooms, 1 bath, and a flexible bonus room ideal for an office or extra guest space, this property is a high potential rental or residence. Enjoy total peace of mind with a new roof (Nov 2025) and new HVAC and stove (Sept 2025). The level, private lot features a U-shaped driveway for easy parking and a 24'x20' workshop with electric. Relax on the covered back deck after a day of adventure. Prime Location: Downtown Jamestown and minutes away for shopping and dining. Adventure Hub: Close to Big South Fork National River and Recreation Area, Catoosa Wildlife Management Area, and Dale Hollow Lake areas. Whether you're looking for a low-maintenance home or a lucrative short-term rental near one Tennessee's best recreation, this is it! Buyer to verify all information before making an informed offer.

18. 2025-09-15
    historical 550-char remark

    Show marketing remark (550 chars)

    Newly Remodeled Home Just Minutes from Downtown Jamestown This beautifully updated home offers the perfect blend of convenience and privacy. Located just minutes from the Jamestown city center, you'll enjoy easy access to local amenities while coming home to a peaceful, private retreat. The lush backyard backs up to a greenbelt and mature forest, creating a serene, natural setting. A sturdy block workshop or storage shed is included—ideal for hobbies or extra storage. The home features efficient natural gas heating for year-round comfort.

19. 2025-09-12
    soldstatus $152,500 Closed 550-char remark

    Show marketing remark (550 chars)

    Newly Remodeled Home Just Minutes from Downtown Jamestown This beautifully updated home offers the perfect blend of convenience and privacy. Located just minutes from the Jamestown city center, you'll enjoy easy access to local amenities while coming home to a peaceful, private retreat. The lush backyard backs up to a greenbelt and mature forest, creating a serene, natural setting. A sturdy block workshop or storage shed is included—ideal for hobbies or extra storage. The home features efficient natural gas heating for year-round comfort.

20. 2025-09-12
    soldstatus $152,500 Closed

    Show marketing remark (550 chars)

    Newly Remodeled Home Just Minutes from Downtown Jamestown This beautifully updated home offers the perfect blend of convenience and privacy. Located just minutes from the Jamestown city center, you'll enjoy easy access to local amenities while coming home to a peaceful, private retreat. The lush backyard backs up to a greenbelt and mature forest, creating a serene, natural setting. A sturdy block workshop or storage shed is included—ideal for hobbies or extra storage. The home features efficient natural gas heating for year-round comfort.

21. 2025-09-12
    soldstatus $152,500

    Show marketing remark (550 chars)

    Newly Remodeled Home Just Minutes from Downtown Jamestown This beautifully updated home offers the perfect blend of convenience and privacy. Located just minutes from the Jamestown city center, you'll enjoy easy access to local amenities while coming home to a peaceful, private retreat. The lush backyard backs up to a greenbelt and mature forest, creating a serene, natural setting. A sturdy block workshop or storage shed is included—ideal for hobbies or extra storage. The home features efficient natural gas heating for year-round comfort.

22. 2025-08-29
    status Pending 550-char remark

    Show marketing remark (550 chars)

    Newly Remodeled Home Just Minutes from Downtown Jamestown This beautifully updated home offers the perfect blend of convenience and privacy. Located just minutes from the Jamestown city center, you'll enjoy easy access to local amenities while coming home to a peaceful, private retreat. The lush backyard backs up to a greenbelt and mature forest, creating a serene, natural setting. A sturdy block workshop or storage shed is included—ideal for hobbies or extra storage. The home features efficient natural gas heating for year-round comfort.

23. 2025-08-08
    historical Pending - Continue to Show - Inspection
24. 2025-07-25
    listed $149,900 Active 550-char remark

    Show marketing remark (550 chars)

    Newly Remodeled Home Just Minutes from Downtown Jamestown This beautifully updated home offers the perfect blend of convenience and privacy. Located just minutes from the Jamestown city center, you'll enjoy easy access to local amenities while coming home to a peaceful, private retreat. The lush backyard backs up to a greenbelt and mature forest, creating a serene, natural setting. A sturdy block workshop or storage shed is included—ideal for hobbies or extra storage. The home features efficient natural gas heating for year-round comfort.

25. 2025-07-24
    listed $149,900 Active
26. 2025-05-23
    soldstatus $85,000 Closed
27. 2025-05-16
    soldstatus $85,000
28. 2025-04-29
    status Pending
29. 2025-04-14
    listed $129,000 Active
30. 2011-04-18
    soldstatus $67,500
31. 2011-04-14
    soldstatus $67,500
32. 2010-10-12
    listed $69,000

ⓘ 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: $374 · $31/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$684/yr (+$57/mo · 182.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥99°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: $16,691
• − Mortgage interest: −$8,346
• − Property taxes: −$374
• − Insurance: −$745
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$4,335
• Taxable income: $221
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $2,637/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

+115.9% since first listed

18 events — show timeline

• 2026-05-18 Price Changed $149,000 Knoxville MLS
• 2026-03-03 Price Changed $168,000 Knoxville MLS
• 2025-12-31 Listed $175,000 Knoxville MLS
• 2025-09-15 Delisted — UCMLS
• 2025-09-12 Sold (Public Records) $152,500 Public Records
• 2025-09-12 Sold (MLS) $152,500 Knoxville MLS
• 2025-09-12 Sold (MLS) $152,500 UCMLS
• 2025-08-29 Pending — UCMLS
• 2025-08-08 Contingent — Knoxville MLS
• 2025-07-25 Listed $149,900 UCMLS
• 2025-07-24 Listed $149,900 Knoxville MLS
• 2025-05-23 Sold (MLS) $85,000 Knoxville MLS
• 2025-05-16 Sold (Public Records) $85,000 Public Records
• 2025-04-29 Pending — Knoxville MLS
• 2025-04-14 Listed $129,000 Knoxville MLS
• 2011-04-18 Sold (Public Records) $67,500 Public Records
• 2011-04-14 Sold (MLS) $67,500 Knoxville MLS
• 2010-10-12 Listed $69,000 Knoxville MLS

Property tax history

+2.9%/yr

Latest (2025): $374 · +0.0% YoY. Source: county tax records.