Fentress County

Fentress County lands in the 81st percentile nationally out of 1,000 counties scored, ranking 7th in Tennessee across 95 counties, which tells you the market is doing something right even before you pull apart the numbers. The median home price sits at $253,254 with 3.47% year-over-year appreciation, and the affordability index of 76 reflects a market that hasn't been priced into the stratosphere. The cash flow score is zero and cap rate data is not provided, which means this is not a county where you underwrite to yield on day one. The appreciation score of 81, however, puts Fentress firmly on the appreciation end of the spectrum. If you're buying here, you're making a price-growth bet, not a rent-check-in-the-mailbox bet.

That framing determines exactly who belongs in Fentress and who doesn't. An appreciation buyer, particularly one willing to hold five to ten years, fits the profile the numbers describe. The 3.47% annual price growth is real but not speculative-bubble territory, which gives you a runway without the same downside risk you'd accept chasing double-digit gains in overheated metros. The affordability index of 76 means your basis is still relatively accessible at $253,254, and a 20% down payment of $50,651 is a manageable entry for a serious investor. A pure cash-flow buyer, however, should look elsewhere. With no cap rate or rent-to-price data available for the county and a cash flow score of zero, there is no evidence this market supports the kind of gross yield that makes month-to-month numbers work at a 6.85% rate environment. A value-add operator could carve out a case here if they can force appreciation through renovation and refinance later, but the core thesis is still price growth, not income.

On carry costs, the monthly tax and insurance figure of $226 ($1,798 in annual property tax plus $912 in annual insurance) is relatively modest against a $253,254 purchase price. The state-average effective property tax rate of 0.71% carries a "normal" flag, meaning it won't surprise you to the upside, though you should verify the actual Fentress County and township rate before finalizing your underwrite, since the 0.71% is a state-average estimate and local rates can diverge. The insurance component at 0.36% of value annualized is in line with what you'd expect in Tennessee. Neither of these line items should derail a deal, but with no cash flow cushion built into this market's profile, a $226 monthly fixed-cost floor still matters when you're stress-testing against vacancy or a rent shortfall.

The stability score of 50 is the number that deserves the most honest attention. It sits exactly at the midpoint, which in a small rural county with a population of 18,642 is a signal worth taking seriously. A market this size carries inherent concentration risk: a thin tenant pool, limited economic diversification, and illiquidity if you need to exit. No economic anchor data was provided, which means this analysis cannot point to a major employer or institutional demand driver stabilizing rental demand. That's not a manufactured concern, it's simply the absence of evidence that would make a stability argument. If you're going to own here, you need to do your own ground-level diligence on local employers and rental absorption before committing.

Looking at neighboring counties, Fentress outscores all five of its listed neighbors overall. Rhea County (68) and Lincoln County (68) both score lower with median prices of $266,373 and $257,281 respectively, meaning you pay more and score worse. Claiborne County (74) is the closest competitor at a lower median price of $228,611, which could appeal to a buyer who wants a cheaper basis and is willing to accept a slightly lower overall score. Carroll County (63) at $180,314 is the cheapest option but scores the lowest of the group, suggesting the discount reflects real market weakness rather than hidden value. Anderson County (62) is the only neighbor with rent data available: a median rent of $1,600.74 against a $301,800 median price produces a rent-to-price ratio of 6.36 annualized, which is below the 7% threshold most cash-flow buyers use as a minimum screen, and it scores the lowest of all five neighbors despite being the most expensive. Choose Fentress over these neighbors when your thesis is appreciation at an accessible price point in a top-decile national ranking, with the understanding that you are accepting a small, rural market and its associated liquidity constraints.