549 Yellow Cliff Estates Rd · Jamestown, TN 38556

$259,900

3 bd · 2.0 ba · 1,566 sqft · SingleFamily public records · 61 Days on market

Built 1980 0.46 ac lot $166/sqft · 29% above area Est $201k · 29% over ↓ 4% since listing

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Why this score? — see what drove the D 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 +13.7/30.0
• Appreciation +10.0/10.0
• DSCR +4.2/10.0
• 1% rule +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

The home features 3 bedrooms, 2 baths with dining room, laundry room, and 2 car garage sitting on an enchanting woodland setting in a great neighborhood. The home's back deck stretches the entire length of the home, great to enjoy morning coffee or the outdoors. Call today!

Key facts

• Great neighborhood
• Laundry room
• Dining room

Tags

• DINING ROOM
• LAUNDRY ROOM
• BACK DECK
• WOODLAND SETTING
• GREAT NEIGHBORHOOD

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached 2-car garage (main level)
• Utilities: Septic tank
• Home design: Single-family detached home; 1,566 total building area (per tax records)
• Construction: Wood siding, brick and frame construction
• Exterior features: Wooded, level lot; Country setting and wooded views

Interior

• Kitchen: Dishwasher
• Bedrooms: Total rooms: 6
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central cooling
• Interior features: Walk-in closet(s); Wood burning stove fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $21 ($251/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 (11.5% below list).
• Recommended offer: $230k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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, crime F, amenities 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.
• Zoned schools: South Fentress Elementary School (math 19% / reading 25%, grade F, #601 of 952 statewide, top 66%, 632 students, 0% FRL); Clarkrange High School (math 17% / reading 44%, grade F, #73 of 332 statewide, top 22%, 260 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 325 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k 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 $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,000 (11.5% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $201,327
• List price: $259,900
• Delta: 29.09%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
560 Yellow Cliff Estates Rd	0.09mi	3/2.0	1,353 (-14%)	13mo	$269,500	$199	63
113 Laurel Dr	0.69mi	3/2.0	1,680 (+7%)	7mo	$270,000	$161	50

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: 24.5%
• Equity multiple: 2.96×
• Total profit: $142,914
• Equity at exit: $234,139

10-year hold

• IRR: 21.7%
• Equity multiple: 6.77×
• Total profit: $419,880
• Equity at exit: $504,929

Cash invested: $72,772 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $21

Break-even live

Break-even rent $2,274

Max offer price $259,900

Occupancy floor 94%

Sensitivity live

Price	-10% $201	-5% $111	+0% $21	+5% $-69	+10% $-159
Rent	-10% $-161	-5% $-70	+0% $21	+5% $112	+10% $203
Rate	-1.0pp $152	-0.5pp $87	base $21	+0.5pp $-46	+1.0pp $-115

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 Hickory Hill Dr Jamestown, TN	3.0	2.0	1200	$2,300	$1.92	45d	1	0.72mi

Listing history 22 events

1. 2026-06-21
   days on market $259,900 Active 61 DOM
2. 2026-06-21
   days on market $259,900 Active 60 DOM
3. 2026-06-18
   days on market $259,900 Active 58 DOM
4. 2026-06-17
   days on market $259,900 Active 57 DOM
5. 2026-06-16
   days on market $259,900 Active 56 DOM
6. 2026-06-15
   days on market $259,900 Active 55 DOM
7. 2026-06-13
   days on market $259,900 Active 53 DOM
8. 2026-06-12
   days on market $259,900 Active 52 DOM
9. 2026-06-09
   days on market $259,900 Active 49 DOM
10. 2026-06-08
    days on market $259,900 Active 48 DOM
11. 2026-06-08
    days on market $259,900 Active 47 DOM
12. 2026-06-07
    days on market $259,900 Active 46 DOM
13. 2026-06-03
    days on market $259,900 Active 43 DOM
14. 2026-06-02
    days on market $259,900 Active 42 DOM
15. 2026-06-01
    days on market $259,900 Active 41 DOM
16. 2026-05-31
    days on market $259,900 Active 40 DOM
17. 2026-04-22
    listed $259,900 Active 274-char remark

    Show marketing remark (274 chars)

    The home features 3 bedrooms, 2 baths with dining room, laundry room, and 2 car garage sitting on an enchanting woodland setting in a great neighborhood. The home's back deck stretches the entire length of the home, great to enjoy morning coffee or the outdoors. Call today!

18. 2026-04-21
    listed $259,900 Active 275-char remark
19. 2025-08-01
    historical

    Show marketing remark (415 chars)

    Nestled in the tranquil beauty of Jamestown, Tennessee, this picturesque home is positioned amidst an enchanting woodland setting in a great neighborhood. The home features 3 bedrooms, 2 baths with dining room, laundry room, and 2 car garage sitting. The home's back deck stretches the entire length of the home, great to enjoy morning coffee or the outdoors. Priced to sell! Call today! Priced to sell! Call Today!

20. 2025-04-25
    listed $264,900 Active

    Show marketing remark (415 chars)

    Nestled in the tranquil beauty of Jamestown, Tennessee, this picturesque home is positioned amidst an enchanting woodland setting in a great neighborhood. The home features 3 bedrooms, 2 baths with dining room, laundry room, and 2 car garage sitting. The home's back deck stretches the entire length of the home, great to enjoy morning coffee or the outdoors. Priced to sell! Call today! Priced to sell! Call Today!

21. 2025-03-26
    historical
22. 2024-09-04
    listed $269,900 Active

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$7,561
• Taxable loss: −$4,133
• Est. tax savings @ 24.0%: +$992
• After-tax cash flow: $1,243/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

-3.7% since first listed

6 events — show timeline

• 2026-04-22 Listed $259,900 UCMLS
• 2026-04-21 Listed $259,900 Knoxville MLS
• 2025-08-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-04-25 Listed $264,900 REALTRACS as Distributed by MLS Grid
• 2025-03-26 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-09-04 Listed $269,900 REALTRACS as Distributed by MLS Grid

Property tax history

+27.4%/yr

Latest (2025): $501 · +1755.6% YoY. Source: county tax records.