103 Ali Ln · Jacksboro, TN 37757

$299,000

4 bd · 3.0 ba · 2,096 sqft · SingleFamily public records · 51 Days on market

Built 1996 10,454 sqft lot Est $365k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Welcome HOME! This home offers a plethora of benefits for its new owner convenient location from town, a metal roof, a sun room, and a fireplace. This house greets you with unimaginable charm the minute that you pull up the driveway. Enjoy summer days in the yard with backyard get-togethers or your own private garden. While the sunroom offers comfort with an outside feel, even in the heat of summer. Once the weather turns, the warm fireplace, which aims to please, is located in the living room where memories are made. Call today for your private showing. House is eligible for FHA or VA financing. Property is Just min from Cove Lake State Park, mins from direct access to ATV trails, 7 min from a public boat launch for Norris Lake, mins from I-75 interstate, and 30 min from Downtown Knoxville. Don't wait come see it today!

Key facts

• Private garden
• Metal roof
• Sun room

Tags

• NEW HVAC SYSTEM
• METAL ROOF
• SUN ROOM
• FIREPLACE
• PRIVATE GARDEN

Property features AI

Exterior

• Parking: Attached garage with 2 covered spaces (2 total parking spaces)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Residential property; Two levels
• Construction: Aluminum siding and frame construction; Built existing (year not specified)
• Exterior features: Covered porch

Interior

• Kitchen: Dishwasher, Disposal, Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Fireplace (1); Crawl space basement; Dishwasher, Disposal, Refrigerator; Laminate and tile flooring

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $234k (21.7% below list).
• Recommended offer: $234k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.4% in Jacksboro — 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 69/100 on livability (#76 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute 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.
• Market conditions: 90 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 111 units permitted in Campbell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k 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 $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; list at $299k implies a 258% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $234,000 (21.7% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $364,704
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 Thelma Cir	0.19mi	4/2.5	2,064 (-2%)	2mo	$360,000	$174	85
150 Hatmaker Ridge Rd	0.11mi	3/3.0 (-1)	1,967 (-6%)	17mo	$309,000	$157	65

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: 25.1%
• Equity multiple: 3.01×
• Total profit: $168,034
• Equity at exit: $269,363

10-year hold

• IRR: 22.1%
• Equity multiple: 6.86×
• Total profit: $490,335
• Equity at exit: $580,891

Cash invested: $83,720 (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 37757

• Home prices YoY: 6.8%
• Active inventory: 90
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,340 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $84

Break-even live

Break-even rent $2,234

Max offer price $299,000

Occupancy floor 91%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
178 Sycamore Dr Jacksboro, TN	3.0	2.0	2076	$2,340	$1.13	19d	1	1.39mi

Listing history 17 events

1. 2026-06-18
   days on market $299,000 Active 51 DOM
2. 2026-06-17
   days on market $299,000 Active 50 DOM
3. 2026-06-16
   days on market $299,000 Active 49 DOM
4. 2026-06-15
   days on market $299,000 Active 48 DOM
5. 2026-06-13
   days on market $299,000 Active 46 DOM
6. 2026-06-12
   days on market $299,000 Active 45 DOM
7. 2026-06-09
   days on market $299,000 Active 42 DOM
8. 2026-06-08
   days on market $299,000 Active 41 DOM
9. 2026-06-08
   days on market $299,000 Active 40 DOM
10. 2026-06-07
    days on market $299,000 Active 39 DOM
11. 2026-06-04
    days on market $299,000 Active 36 DOM
12. 2026-06-02
    days on market $299,000 Active 35 DOM
13. 2026-06-01
    days on market $299,000 Active 34 DOM
14. 2026-05-31
    days on market $299,000 Active 33 DOM
15. 2026-04-28
    listed $325,000 Active

    Show marketing remark (843 chars)

    Welcome HOME! This home offers a plethora of benefits for its new owner convenient location from town, a metal roof, a sun room, and a fireplace. This house greets you with unimaginable charm the minute that you pull up the driveway. Enjoy summer days in the yard with backyard get-togethers or your own private garden. While the sunroom offers comfort with an outside feel, even in the heat of summer. Once the weather turns, the warm fireplace, which aims to please, is located in the living room where memories are made. Call today for your private showing. House is eligible for FHA or VA financing. Property is Just min from Cove Lake State Park, mins from direct access to ATV trails, 7 min from a public boat launch for Norris Lake, mins from I-75 interstate, and 30 min from Downtown Knoxville. Don't wait come see it today!

16. 2026-04-28
    listed $325,000 Active 843-char remark

    Show marketing remark (843 chars)

    Welcome HOME! This home offers a plethora of benefits for its new owner convenient location from town, a metal roof, a sun room, and a fireplace. This house greets you with unimaginable charm the minute that you pull up the driveway. Enjoy summer days in the yard with backyard get-togethers or your own private garden. While the sunroom offers comfort with an outside feel, even in the heat of summer. Once the weather turns, the warm fireplace, which aims to please, is located in the living room where memories are made. Call today for your private showing. House is eligible for FHA or VA financing. Property is Just min from Cove Lake State Park, mins from direct access to ATV trails, 7 min from a public boat launch for Norris Lake, mins from I-75 interstate, and 30 min from Downtown Knoxville. Don't wait come see it today!

17. 1999-12-03
    soldstatus $83,500

ⓘ 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: $866 · $72/mo
• Projected year-2 tax: $2,123 · $177/mo
• Expected delta: +$1,257/yr (+$105/mo · 145.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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: $28,080
• − Mortgage interest: −$16,749
• − Property taxes: −$866
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − Depreciation: −$8,698
• Taxable loss: −$4,221
• Est. tax savings @ 24.0%: +$1,013
• After-tax cash flow: $2,019/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 — Jacksboro

• Score: 69/100
• State rank: #76
• US rank: #9045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,515

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 (97%)
• Race & ethnicity: White 97% Two or more races 1%
• Common ancestry: Slovak 3% Italian 3% Serbian 1%
• Foreign-born: 1% · China
• 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: ▲ 22.88%
• Current HPI: 360.3957
• 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

+289.2% since first listed

3 events — show timeline

• 2026-04-28 Listed $325,000 REALTRACS as Distributed by MLS Grid
• 2026-04-28 Listed $325,000 Knoxville MLS
• 1999-12-03 Sold (Public Records) $83,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $866 · +0.0% YoY. Source: county tax records.