804 Castleview Cir · Jasper, TN 37347

$195,000

4 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 91 Days on market

Built 1964 0.39 ac lot Est $223k · 13% under

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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 +25.7/30.0
• ARV discount +13.2/15.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Great starter home located in Jasper Tennessee! This 4 bedroom, 1 bath features living room, kitchen, & dinning room that leads out to back deck. Level yard with fenced dog pen, fire pit and view of Castlerock. Home to be ''Sold As Is''.

Key facts

• Level yard
• Fenced dog pen
• Kitchen

Tags

• LIVING ROOM
• KITCHEN
• DINING ROOM
• BACK DECK
• LEVEL YARD
• FENCED DOG PEN

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 1.7% in Jasper — 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 59/100 on livability (#287 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-, housing B; Watch: amenities F, commute F, employment D-.
• Marion County (town): math 24% / reading 25% proficiency, ranked #89 of 139 in TN (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jasper Elementary School (math 36% / reading 33%, grade F, #319 of 952 statewide, top 37%, 629 students, 0% FRL); Jasper Middle School (math 20% / reading 20%, grade F, #198 of 333 statewide, top 61%, 491 students, 0% FRL); Marion Co High School (math 8% / reading 42%, grade F, #125 of 332 statewide, top 38%, 491 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 417 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 225 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 9→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 1.18% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.32%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $223,488
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 Pryor Cove Rd	0.06mi	3/1.5 (-1)	1,118 (-4%)	16mo	$240,000	$215	70
800 Pryor Cove Rd	0.11mi	3/1.0 (-1)	1,279 (+10%)	13mo	$246,000	$192	62
909 Hickory St	0.15mi	3/2.0 (-1)	1,304 (+12%)	3mo	$270,500	$207	62
102 Danny Dr	0.38mi	3/1.5 (-1)	1,072 (-8%)	4mo	$220,000	$205	58
205 Danny Dr	0.41mi	3/2.0 (-1)	1,296 (+11%)	3mo	$230,000	$177	50
1020 Highland Ave	0.67mi	3/1.0 (-1)	1,200 (+3%)	15mo	$230,000	$192	46
403 Mary Lee Dr	0.36mi	3/2.0 (-1)	1,328 (+14%)	13mo	$239,000	$180	40
1114 Highland Ave	0.65mi	3/1.5 (-1)	1,290 (+11%)	14mo	$226,600	$176	33
1120 Dennis Ave	0.73mi	4/2.0	1,326 (+14%)	11mo	$240,000	$181	29

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

Projected returns pro-forma

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

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,667
• Equity at exit: $29,075

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $37,185
• Equity at exit: $16,860

Cash invested: $54,600 (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 37347

• Home prices YoY: -8.4%
• Active inventory: 417
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $469

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 75%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Marshall Hall Rd Jasper, TN	3.0	2.0	1344	$2,300	$1.71	23d	1	0.56mi

Listing history 6 events

1. 2026-04-18
   status Pending
2. 2026-04-09
   price $195,000
3. 2026-01-18
   listed $205,000 Active
4. 2023-03-08
   soldstatus $182,000
5. 2022-04-04
   soldstatus $64,000
6. 1999-07-21
   soldstatus $33,500

ⓘ 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 5/10 Major 9 d/yr ≥106°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$5,673
• Taxable income: $2,688
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $4,988/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: Marion County
• NCES district ID: 4702640
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 25% ▼ -3.00%
• Median HH income: $41,941
• Composite: 20.88/100
• National rank: #8494
• State rank: #89 of 139 in TN

Livability — Jasper

• Score: 59/100
• State rank: #287
• US rank: #20173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jasper, TN
• City population: 8,555
• Population (ZIP): 8,555

Population outlook (Marion County) Hauer SSP2

• Today (2025): 28,889 people
• By 2030: 28,915 · +0.1%
• By 2040: 28,662 · -0.8%
• By 2050: 28,053 · -2.9%
• By 2075: 26,855 · -7.0%
• By 2100: 24,404 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 7% Black 5% Hispanic / Latino 4%
• Common ancestry: Serbian 3% Slovak 2% Italian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+55.7) · D 21.7% · R 77.4%
• 2008→2024 swing: -34.3pp toward R · 2008: -21.4pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+50.8 2016: R+44.8 2012: R+22.3 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.40%
• Current HPI: 300.261
• 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

+482.1% since first listed

6 events — show timeline

• 2026-04-18 Pending — GCAR
• 2026-04-09 Price Changed $195,000 GCAR
• 2026-01-18 Listed $205,000 GCAR
• 2023-03-08 Sold (Public Records) $182,000 Public Records
• 2022-04-04 Sold (Public Records) $64,000 Public Records
• 1999-07-21 Sold (Public Records) $33,500 Public Records

Property tax history

+0.1%/yr

Latest (2025): $328 · +0.0% YoY. Source: county tax records.