517 Cherry St · La Follette, TN 37766

$94,950

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 130 Days on market

Built 1958 0.32 ac lot

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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 +17.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Move in ready! 1st time buyer or investor could be a solid rental? Brand new bathroom/shower remodel. New Carpet, Paint, blinds. Central Heat and Air just serviced. ,New Gutters and Guards. New washer/dryer combo. Stove and fridge included. Home is on 2 lots. Lockbox available. Buyer to verify sq footage. More pictures available upon request

Key facts

• 0.32 acre lot
• Built 1958
• Listed 130 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Detached property; One-story (single level)
• Construction: Block construction
• Exterior features: Wooded lot; Irregular lot

Interior

• Kitchen: Refrigerator
• Bedrooms: Master bedroom; Second bedroom
• Flooring: Laminate flooring; Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central cooling
• Interior features: 4 total rooms; Slab foundation
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $78 ($938/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 $81k (14.8% below list).
• Recommended offer: $81k (14.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#178 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Campbell County (rural): math 19% / reading 20% proficiency, ranked #120 of 139 in TN (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jacksboro Elementary (math 43% / reading 31%, grade F, #272 of 952 statewide, top 31%, 650 students, 0% FRL); Jacksboro Middle School (math 28% / reading 23%, grade F, #147 of 333 statewide, top 45%, 493 students, 0% FRL); Campbell County Comprehensive High School (math 12% / reading 24%, grade F, #212 of 332 statewide, top 64%, 1,242 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 280 active listings in the ZIP; 111 units permitted in Campbell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($656 loan paydown + $9k appreciation (10.0% local appreciation)).
• Campbell County population projected at -21% 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $95k implies a 493% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $80,928 (14.8% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $50,112
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 E Elm St	0.65mi	2/2.0	656 (-6%)	2mo	$53,000	$81	55
1010 W Elm St	0.49mi	2/1.0	640 (-8%)	12mo	$46,000	$72	54
1006 W Elm St	0.47mi	2/1.0	750 (+8%)	17mo	$32,000	$43	52

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: 26.8%
• Equity multiple: 3.13×
• Total profit: $56,645
• Equity at exit: $85,538

10-year hold

• IRR: 23.4%
• Equity multiple: 7.12×
• Total profit: $162,803
• Equity at exit: $184,467

Cash invested: $26,586 (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 37766

• Home prices YoY: 4.4%
• Active inventory: 280
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $809 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$24 /mo · $284/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $78

Break-even live

Break-even rent $710

Max offer price $94,950

Occupancy floor 85%

Sensitivity live

Price	-10% $132	-5% $105	+0% $78	+5% $51	+10% $24
Rent	-10% $14	-5% $46	+0% $78	+5% $110	+10% $142
Rate	-1.0pp $126	-0.5pp $102	base $78	+0.5pp $54	+1.0pp $29

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: $23,738
• Closing costs: $2,848
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $94,950 Active 130 DOM
2. 2026-06-18
   days on market $94,950 Active 128 DOM
3. 2026-06-17
   days on market $94,950 Active 127 DOM
4. 2026-06-16
   days on market $94,950 Active 126 DOM
5. 2026-06-15
   days on market $94,950 Active 125 DOM
6. 2026-06-13
   days on market $94,950 Active 123 DOM
7. 2026-06-12
   days on market $94,950 Active 122 DOM
8. 2026-06-09
   days on market $94,950 Active 119 DOM
9. 2026-06-08
   days on market $94,950 Active 118 DOM
10. 2026-06-08
    days on market $94,950 Active 117 DOM
11. 2026-06-07
    days on market $94,950 Active 116 DOM
12. 2026-06-04
    days on market $94,950 Active 113 DOM
13. 2026-06-02
    days on market $94,950 Active 112 DOM
14. 2026-06-01
    days on market $94,950 Active 111 DOM
15. 2026-05-31
    days on market $94,950 Active 110 DOM
16. 2026-04-17
    price $94,950
17. 2026-03-18
    price $99,950
18. 2026-02-10
    listed $105,000 Active
19. 2025-12-10
    status Pending
20. 2025-12-10
    historical
21. 2025-11-25
    listed $105,000 Active
22. 2009-12-17
    listed $19,900
23. 2009-07-14
    listed $33,900
24. 2009-02-09
    listed $35,000
25. 2008-01-15
    listed $49,900
26. 2007-10-12
    soldstatus $16,000
27. 2007-06-01
    soldstatus $8,000
28. 2007-03-15
    listed $14,900
29. 2007-03-06
    listed $17,900
30. 2006-06-04
    listed $17,900
31. 1998-05-30
    soldstatus $19,500

ⓘ 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: $284 · $24/mo
• Projected year-2 tax: $674 · $56/mo
• Expected delta: +$390/yr (+$33/mo · 137.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,711
• − Mortgage interest: −$5,319
• − Property taxes: −$284
• − Insurance: −$475
• − Repairs & maintenance: −$777
• − Management: −$777
• − Depreciation: −$2,762
• Taxable loss: −$682
• Est. tax savings @ 24.0%: +$164
• After-tax cash flow: $1,102/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: Campbell County
• NCES district ID: 4700420
• Math proficiency: 19% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $32,606
• Composite: 15.84/100
• National rank: #9262
• State rank: #120 of 139 in TN

Livability — La Follette

• Score: 64/100
• State rank: #178
• US rank: #14667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Follette, TN
• Population (ZIP): 17,643

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 37,507 people
• By 2030: 35,989 · -4.0%
• By 2040: 32,773 · -12.6%
• By 2050: 29,475 · -21.4%
• By 2075: 21,972 · -41.4%
• By 2100: 15,332 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+69.6) · D 14.8% · R 84.5%
• 2008→2024 swing: -32.7pp toward R · 2008: -37.0pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+66.2 2016: R+60.9 2012: R+43.6 2008: R+37.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.90%
• Current HPI: 378.2421
• 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

+386.9% since first listed

16 events — show timeline

• 2026-04-17 Price Changed $94,950 Knoxville MLS
• 2026-03-18 Price Changed $99,950 Knoxville MLS
• 2026-02-10 Listed $105,000 Knoxville MLS
• 2025-12-10 Pending — Knoxville MLS
• 2025-12-10 Listing Removed — Knoxville MLS
• 2025-11-25 Listed $105,000 Knoxville MLS
• 2009-12-17 Listed $19,900 Knoxville MLS
• 2009-07-14 Listed $33,900 Knoxville MLS
• 2009-02-09 Listed $35,000 Knoxville MLS
• 2008-01-15 Listed $49,900 Knoxville MLS
• 2007-10-12 Sold (Public Records) $16,000 Public Records
• 2007-06-01 Sold (MLS) $8,000 Knoxville MLS
• 2007-03-15 Listed $14,900 Knoxville MLS
• 2007-03-06 Listed $17,900 Knoxville MLS
• 2006-06-04 Listed $17,900 Knoxville MLS
• 1998-05-30 Sold (Public Records) $19,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $284 · +0.0% YoY. Source: county tax records.