202 Magnolia Ave · Jasper, TN 37347

$239,900

3 bd · 1.0 ba · 1,510 sqft · SingleFamily public records · 85 Days on market

Built 1956 0.30 ac lot Est $316k · 24% under ↓ 4% since listing

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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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.6/10.0
• 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

All brick Rancher, 3 bedroom, 2 bath on level lot, energy efficient Vinyl windows, central heat and air, large fenced back yard. Kitchen includes side by side refrigerator with ice and water, glass top range, over the range microwave, and dishwasher. Hardwood floors in living room, dining room, hall and 2 bedrooms. Newer roof and water heater added in the last five years. All new paint and some flooring upgrades. 12x15 storage building with lights and electric. * * * OWNER FINANCING AVAILABLE TO RESPONSIBLE BUYER * * *

Key facts

• Brick rancher
• Central heat and air
• Glass top range

Tags

• BRICK RANCHER
• ENERGY EFFICIENT VINYL WINDOWS
• CENTRAL HEAT AND AIR
• LARGE FENCED BACK YARD
• SIDE BY SIDE REFRIGERATOR
• GLASS TOP RANGE

Property features AI

Exterior

• Parking: Driveway; Gravel parking; Off-street parking; Kitchen-level access
• Utilities: Public water; Public sewer; Sewer connected; Water connected; Electricity connected; Natural gas available; Cable available; Phone available
• Home design: Single-family residence; One story
• Construction: Block foundation; Block construction with brick veneer; Shingle roof; Built as a house
• Exterior features: Front porch; Back yard with chain-link fencing; Outbuilding

Interior

• Kitchen: Microwave; Free-standing refrigerator; Free-standing electric range; Dishwasher; Electric water heater
• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Flooring: Carpet; Hardwood; Linoleum; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating with heat pump; Central air conditioning
• Interior features: High speed internet; Laminate countertops; Double pane insulated windows
• Laundry & utility: Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/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 $230k (4.1% below list).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.96% ✗
• Cap rate: 8.38%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $315,590
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
622 Magnolia Ave	0.40mi	4/1.5 (+1)	1,476 (-2%)	4mo	$149,900	$102	68
404 Wilson Court Ct	0.22mi	3/2.0	1,369 (-9%)	7mo	$320,000	$234	64
121 College St	0.21mi	3/2.5	1,540 (+2%)	21mo	$166,000	$108	64
421 Wilson Ct	0.31mi	2/2.0 (-1)	1,363 (-10%)	15mo	$285,000	$209	48

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-16,665
• Equity at exit: $35,770

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $13,858
• Equity at exit: $20,742

Cash invested: $67,172 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$43 /mo · $510/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $350

Break-even live

Break-even rent $1,857

Max offer price $239,900

Occupancy floor 80%

Sensitivity live

Price	-10% $486	-5% $418	+0% $350	+5% $282	+10% $-73
Rent	-10% $168	-5% $259	+0% $350	+5% $441	+10% $532
Rate	-1.0pp $471	-0.5pp $411	base $350	+0.5pp $288	+1.0pp $225

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: $59,975
• Closing costs: $7,197
• 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	24d	1	0.72mi

Listing history 18 events

1. 2026-06-18
   days on market $239,900 Active 85 DOM
2. 2026-06-17
   days on market $239,900 Active 84 DOM
3. 2026-06-16
   days on market $239,900 Active 83 DOM
4. 2026-06-15
   days on market $239,900 Active 82 DOM
5. 2026-06-14
   days on market $239,900 Active 80 DOM
6. 2026-06-13
   days on market $239,900 Active 79 DOM
7. 2026-06-10
   days on market $239,900 Active 77 DOM
8. 2026-06-09
   days on market $239,900 Active 76 DOM
9. 2026-06-08
   days on market $239,900 Active 75 DOM
10. 2026-06-07
    days on market $239,900 Active 74 DOM
11. 2026-06-05
    days on market $239,900 Active 71 DOM
12. 2026-06-03
    days on market $239,900 Active 70 DOM
13. 2026-06-02
    days on market $239,900 Active 69 DOM
14. 2026-06-01
    days on market $239,900 Active 68 DOM
15. 2026-05-31
    days on market $239,900 Active 67 DOM
16. 2026-05-30
    days on market $239,900 Active 66 DOM
17. 2026-05-10
    price $239,900
18. 2026-03-25
    listed $249,900 Active

ⓘ 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: $510 · $43/mo
• Projected year-2 tax: $1,703 · $142/mo
• Expected delta: +$1,193/yr (+$99/mo · 233.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: −$13,438
• − Property taxes: −$510
• − Insurance: −$1,997
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$6,979
• Taxable income: $260
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $4,138/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

-4.0% since first listed

2 events — show timeline

• 2026-05-10 Price Changed $239,900 GCAR
• 2026-03-25 Listed $249,900 GCAR

Property tax history

-0.3%/yr

Latest (2025): $510 · +0.0% YoY. Source: county tax records.