5344 Dodson Branch Rd Unit 1 Rd · Cookeville, TN 38501

$749

1 bd · 4.0 ba · 2,500 sqft · MultiFamily public records · 1 Days on market

Built 1995 0.92 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Enjoy rural serenity and create your oasis in this 1-bedroom, 1-bath apartment with abundant natural light, a spacious well-equipped kitchen with white shaker cabinets, and a good-sized bedroom with ample closet space. Relax and soak in the views of nature on your wooden deck overlooking the lush trees of your backyard. A washer and dryer hook-up ensures convenient laundry days and central heating and air provide consistent temperatures throughout and energy efficiency. Pets up to 30 lbs are welcome to join you. Located just along State Route 135 just minutes from all the amenities of the city and close to top schools.

Key facts

• Close to top schools
• Energy efficiency
• Wooden deck

Tags

• WELL-EQUIPPED KITCHEN
• WOODEN DECK
• WASHER AND DRYER HOOK-UP
• CENTRAL HEATING AND AIR
• ENERGY EFFICIENCY
• CLOSE TO TOP SCHOOLS

Property features AI

Exterior

• Parking: Open parking; Concrete parking; RV access/parking
• Utilities: Public water; Septic tank sewer; Electric service with circuit breakers
• Home design: Residential property; Residential rental/property management
• Construction: Frame, block, brick, and wood siding construction
• Exterior features: Composition/shingle roof

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Electric water heater; Dishwasher; Refrigerator; Electric range

What this means for you Summary

Snapshot

• This is a 1-bed/4.0-bath multifamily listed at $749.

Deal economics

• At list price, monthly cash flow is $871 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $749).
• Cap rate 1401.2% vs local median 3.1% in Cookeville — 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 76/100 on livability (#11 in TN, #3,551 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: schools D-, commute F, employment F.
• Putnam County (town): math 32% / reading 31% proficiency, ranked #49 of 139 in TN (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.4%/yr); 285 active listings in the ZIP; 700 units permitted in Putnam County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5 of loan paydown is wiped out by about $22 of value loss. Plan a longer hold.
• Putnam County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $210 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Recommended offer $749

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 148.01% ✓
• Cap rate: 1401.18%
• Cash-on-cash: 4981.74%
• DSCR: 222.66
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 249.42×
• Total profit: $52,098
• Equity at exit: $112

10-year hold

• IRR: —
• Equity multiple: 498.24×
• Total profit: $104,281
• Equity at exit: $65

Cash invested: $210 (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 38501

• Home prices YoY: -24.2%
• Rents YoY: -1.4%
• Active inventory: 285
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$4
• Tax est. 1.5%: −$1 /mo · $11/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $871

Break-even live

Break-even rent $7

Max offer price $749

Occupancy floor 16%

Sensitivity live

Price	-10% $871	-5% $871	+0% $871	+5% $870	+10% $870
Rent	-10% $783	-5% $827	+0% $871	+5% $914	+10% $958
Rate	-1.0pp $871	-0.5pp $871	base $871	+0.5pp $870	+1.0pp $870

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: $187
• Closing costs: $22
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-22
   remarks 626-char remark
2. 2026-06-22
   listed $749 Active 1 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,304
• − Mortgage interest: −$42
• − Property taxes: −$11
• − Insurance: −$4
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$22
• Taxable income: $11,096
• Est. tax owed @ 24.0%: −$2,663
• After-tax cash flow: $7,785/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: Putnam County
• NCES district ID: 4703480
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $35,738
• Composite: 26.09/100
• National rank: #7291
• State rank: #49 of 139 in TN

Livability — Cookeville

• Score: 76/100
• State rank: #11
• US rank: #3551

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Putnam County · 72,571 people
• City population: 72,571
• Metro: Cookeville, TN
• Population (ZIP): 42,471
• Household income: $52,145
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 2410.0

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 80,122 people
• By 2030: 82,798 · +3.3%
• By 2040: 87,913 · +9.7%
• By 2050: 92,659 · +15.6%
• By 2075: 104,965 · +31.0%
• By 2100: 113,256 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 6% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.1%
• 2008→2024 swing: -20.5pp toward R · 2008: -26.9pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+43.4 2016: R+45.0 2012: R+37.1 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.19%
• Current HPI: 285.6959
• Rent YoY: ▼ -1.45%
• Metro: Cookeville, TN
• 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

+15.2% since first listed

8 events — show timeline

• 2026-06-21 Listed $749 UCMLS
• 2026-06-20 Price Changed $749 SHOWMOJO
• 2026-05-18 Listed for Rent $799 SHOWMOJO
• 2024-01-15 Rental Removed $699 UCMLS
• 2024-01-10 Listed for Rent $699 UCMLS
• 2005-10-13 Sold (Public Records) $132,500 Public Records
• 2002-09-01 Sold (Public Records) $127,126 Public Records
• 1996-01-25 Sold (Public Records) $115,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,650 · +0.0% YoY. Source: county tax records.