58 Marilyn Ct · Dunlap, TN 37327

$300,000

3 bd · 2.5 ba · 2,096 sqft · SingleFamily public records · 131 Days on market

Built 2003 1.00 ac lot $143/sqft · 27% below area Est $412k · 27% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.3/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This is an amazing find for Dunlap Tn. This 3 bedroom home offers 21/2 baths, a large open kitchen with breakfast bar, a private dining room, an open floor plan with adjoining living area, a covered front porch with a view, incredible privacy & all bedrooms are conveniently located upstairs. This amazing home is placed on an acre lot in a pristine rural setting yet resides only minutes from all Dunlap has to offer. If you're passionate about bringing a home with good bones back to life, this one is for you. The seller has offered aggressive pricing for a quick sale.

Key facts

• Covered front porch
• Private dining room
• Acre lot

Tags

• LARGE OPEN KITCHEN
• PRIVATE DINING ROOM
• COVERED FRONT PORCH
• ACRE LOT
• PRISTINE RURAL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-669 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (39.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (52.2% below list).
• Recommended offer: $143k (52.2% below list) — sets the bar for 1% rule.
• Cap rate 3.6% vs local median 2.4% in Dunlap — 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 60/100 on livability (#264 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B; Watch: schools F, amenities F, commute F.
• Sequatchie County (rural): math 24% / reading 24% proficiency, ranked #95 of 139 in TN (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 317 active listings in the ZIP; 37 units permitted in Sequatchie 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)).
• Sequatchie County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $235k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,464 (52.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 52% concession, seller financing, or rate buy-down credit?
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. 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: 0.48% ✗
• Cap rate: 3.62%
• Cash-on-cash: -9.56%
• DSCR: 0.57
• GRM: 17.4

CMA / ARV

• ARV (median comp): $412,063
• List price: $300,000
• Delta: -27.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Marilyn Ct	0.00mi	3/2.5	2,096 (0%)	1mo	$275,000	$131	100
2281 Hudlow Loop Rd	0.24mi	4/2.0 (+1)	2,095 (-0%)	1mo	$447,000	$213	81
35 Johnny Wheeler Ln	0.07mi	3/2.0	2,192 (+5%)	10mo	$345,000	$157	79
290 Wheeler Ridge Rd	0.12mi	3/2.0	1,999 (-5%)	9mo	$359,000	$180	77
2089 Hudlow Loop Rd	0.29mi	3/2.0	2,040 (-3%)	11mo	$470,000	$230	71
256 Rivers Edge Rd	0.29mi	3/2.5	2,205 (+5%)	13mo	$491,500	$223	67
235 Highland Dr	0.47mi	4/2.5 (+1)	2,120 (+1%)	6mo	$480,000	$226	66
1814 Hudlow Loop Rd	0.43mi	3/2.0	2,239 (+7%)	4mo	$415,000	$185	63
152 Covered Bridge Xing	0.42mi	3/2.0	2,038 (-3%)	15mo	$340,000	$167	61
171 Hidden Ridge Loop	0.51mi	4/2.5 (+1)	2,263 (+8%)	9mo	$460,000	$203	51

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: 17.5%
• Equity multiple: 2.44×
• Total profit: $120,616
• Equity at exit: $270,264

10-year hold

• IRR: 16.5%
• Equity multiple: 5.62×
• Total profit: $388,429
• Equity at exit: $582,834

Cash invested: $84,000 (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 37327

• Home prices YoY: 19.0%
• Active inventory: 317
• Price-to-rent: 17.4×

Monthly cashflow live

• Estimated rent: $1,435 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$104 /mo · $1,253/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-669

Break-even live

Break-even rent $2,282

Max offer price $181,768

Occupancy floor —

Sensitivity live

Price	-10% $-499	-5% $-584	+0% $-669	+5% $-754	+10% $-839
Rent	-10% $-783	-5% $-726	+0% $-669	+5% $-613	+10% $-556
Rate	-1.0pp $-518	-0.5pp $-593	base $-669	+0.5pp $-747	+1.0pp $-826

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-09
   status Pending 578-char remark

   Show marketing remark (578 chars)

   This is an amazing find for Dunlap Tn. This 3 bedroom home offers 21/2 baths, a large open kitchen with breakfast bar, a private dining room, an open floor plan with adjoining living area, a covered front porch with a view, incredible privacy & all bedrooms are conveniently located upstairs. This amazing home is placed on an acre lot in a pristine rural setting yet resides only minutes from all Dunlap has to offer. If you're passionate about bringing a home with good bones back to life, this one is for you. The seller has offered aggressive pricing for a quick sale.

2. 2026-04-27
   status Active 578-char remark

   Show marketing remark (578 chars)

   This is an amazing find for Dunlap Tn. This 3 bedroom home offers 21/2 baths, a large open kitchen with breakfast bar, a private dining room, an open floor plan with adjoining living area, a covered front porch with a view, incredible privacy & all bedrooms are conveniently located upstairs. This amazing home is placed on an acre lot in a pristine rural setting yet resides only minutes from all Dunlap has to offer. If you're passionate about bringing a home with good bones back to life, this one is for you. The seller has offered aggressive pricing for a quick sale.

3. 2026-04-07
   status Pending 578-char remark

   Show marketing remark (578 chars)

   This is an amazing find for Dunlap Tn. This 3 bedroom home offers 21/2 baths, a large open kitchen with breakfast bar, a private dining room, an open floor plan with adjoining living area, a covered front porch with a view, incredible privacy & all bedrooms are conveniently located upstairs. This amazing home is placed on an acre lot in a pristine rural setting yet resides only minutes from all Dunlap has to offer. If you're passionate about bringing a home with good bones back to life, this one is for you. The seller has offered aggressive pricing for a quick sale.

4. 2026-02-27
   price $300,000 578-char remark

   Show marketing remark (578 chars)

   This is an amazing find for Dunlap Tn. This 3 bedroom home offers 21/2 baths, a large open kitchen with breakfast bar, a private dining room, an open floor plan with adjoining living area, a covered front porch with a view, incredible privacy & all bedrooms are conveniently located upstairs. This amazing home is placed on an acre lot in a pristine rural setting yet resides only minutes from all Dunlap has to offer. If you're passionate about bringing a home with good bones back to life, this one is for you. The seller has offered aggressive pricing for a quick sale.

5. 2025-12-29
   price $310,000 578-char remark

   Show marketing remark (578 chars)

   This is an amazing find for Dunlap Tn. This 3 bedroom home offers 21/2 baths, a large open kitchen with breakfast bar, a private dining room, an open floor plan with adjoining living area, a covered front porch with a view, incredible privacy & all bedrooms are conveniently located upstairs. This amazing home is placed on an acre lot in a pristine rural setting yet resides only minutes from all Dunlap has to offer. If you're passionate about bringing a home with good bones back to life, this one is for you. The seller has offered aggressive pricing for a quick sale.

6. 2025-12-10
   listed $325,000 Active 578-char remark

   Show marketing remark (578 chars)

   This is an amazing find for Dunlap Tn. This 3 bedroom home offers 21/2 baths, a large open kitchen with breakfast bar, a private dining room, an open floor plan with adjoining living area, a covered front porch with a view, incredible privacy & all bedrooms are conveniently located upstairs. This amazing home is placed on an acre lot in a pristine rural setting yet resides only minutes from all Dunlap has to offer. If you're passionate about bringing a home with good bones back to life, this one is for you. The seller has offered aggressive pricing for a quick sale.

7. 2025-11-20
   historical 955-char remark

   Show marketing remark (955 chars)

   This stunning home is nestled on a sprawling 1-acre lot within a tranquil, semi-wooded cul-de-sac, offering a peaceful retreat while still being just moments away from the conveniences of town. Upon entering, you are greeted by a spacious family room that invites warmth and togetherness, seamlessly flowing into a charming dining area that promises delightful mealtime gatherings. The open layout enhances the sense of space, creating an inviting atmosphere for both relaxation and entertainment. French doors off the living room beckon you to an outdoor oasis, perfect for entertaining guests or unwinding with a book in a serene setting. Venture upstairs to discover three generously sized bedrooms, each offering a cozy haven for rest. Additionally, a sprawling bonus room awaits, brimming with potential—whether you envision it as a media room, a vibrant play area, or a versatile extra bedroom, the possibilities are truly limitless.

8. 2025-11-20
   listed $349,999 955-char remark

   Show marketing remark (955 chars)

   This stunning home is nestled on a sprawling 1-acre lot within a tranquil, semi-wooded cul-de-sac, offering a peaceful retreat while still being just moments away from the conveniences of town. Upon entering, you are greeted by a spacious family room that invites warmth and togetherness, seamlessly flowing into a charming dining area that promises delightful mealtime gatherings. The open layout enhances the sense of space, creating an inviting atmosphere for both relaxation and entertainment. French doors off the living room beckon you to an outdoor oasis, perfect for entertaining guests or unwinding with a book in a serene setting. Venture upstairs to discover three generously sized bedrooms, each offering a cozy haven for rest. Additionally, a sprawling bonus room awaits, brimming with potential—whether you envision it as a media room, a vibrant play area, or a versatile extra bedroom, the possibilities are truly limitless.

9. 2025-09-05
   price $349,999
10. 2025-07-06
    price $355,000
11. 2025-03-27
    price $364,000
12. 2025-02-27
    price $369,000
13. 2025-01-21
    price $375,000
14. 2024-12-10
    price $392,000
15. 2020-12-16
    soldstatus $235,000
16. 2020-12-15
    soldstatus $235,000 Closed
17. 2020-12-15
    soldstatus $235,000
18. 2020-10-31
    historical Contingent
19. 2020-10-17
    listed $245,000 Active
20. 2012-03-23
    soldstatus $112,000

ⓘ 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: $1,253 · $104/mo
• Projected year-2 tax: $2,130 · $178/mo
• Expected delta: +$877/yr (+$73/mo · 70.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 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: $17,216
• − Mortgage interest: −$16,805
• − Property taxes: −$1,253
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$8,727
• Taxable loss: −$13,824
• Est. tax savings @ 24.0%: +$3,318
• After-tax cash flow: $-4,714/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: Sequatchie County
• NCES district ID: 4703750
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 24% ▼ -3.00%
• Median HH income: $40,931
• Composite: 20.37/100
• National rank: #8598
• State rank: #95 of 139 in TN

Livability — Dunlap

• Score: 60/100
• State rank: #264
• US rank: #18526

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

• Population (ZIP): 12,424

Population outlook (Sequatchie County) Hauer SSP2

• Today (2025): 15,998 people
• By 2030: 16,451 · +2.8%
• By 2040: 17,030 · +6.5%
• By 2050: 17,192 · +7.5%
• By 2075: 17,053 · +6.6%
• By 2100: 15,876 · -0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Sequatchie

• 2024 margin: Solid R (+66.3) · D 16.4% · R 82.7%
• 2008→2024 swing: -31.5pp toward R · 2008: -34.8pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+62.8 2016: R+59.7 2012: R+39.9 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 54.28%
• Current HPI: 339.856
• 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

+167.9% since first listed

20 events — show timeline

• 2026-05-09 Pending — GCAR
• 2026-04-27 Relisted — GCAR
• 2026-04-07 Pending — GCAR
• 2026-02-27 Price Changed $300,000 GCAR
• 2025-12-29 Price Changed $310,000 GCAR
• 2025-12-10 Listed $325,000 GCAR
• 2025-11-20 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-11-20 Listed $349,999 REALTRACS as Distributed by MLS Grid
• 2025-09-05 Price Changed $349,999 GCAR
• 2025-07-06 Price Changed $355,000 GCAR
• 2025-03-27 Price Changed $364,000 GCAR
• 2025-02-27 Price Changed $369,000 GCAR
• 2025-01-21 Price Changed $375,000 GCAR
• 2024-12-10 Price Changed $392,000 GCAR
• 2020-12-16 Sold (Public Records) $235,000 Public Records
• 2020-12-15 Sold (MLS) $235,000 REALTRACS as Distributed by MLS Grid
• 2020-12-15 Sold (MLS) $235,000 GCAR
• 2020-10-31 Contingent — GCAR
• 2020-10-17 Listed $245,000 GCAR
• 2012-03-23 Sold (MLS) $112,000 GCAR

Property tax history

+2.6%/yr

Latest (2025): $1,253 · +0.0% YoY. Source: county tax records.