1858 Mccullough Chapel Rd · Dyersburg, TN 38024

$124,900

2 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 57 Days on market

Built 1996 0.83 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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +3.7/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled 2 bed, 2 bath move in ready home nestled among lush pecan trees, offering tranquility and charm. With 1280 sq. ft of living space, this gem is only minutes away from the city of Dyersburg. Don't miss out on this serene retreat. Call me today for a showing.

Key facts

• Manufactured home
• New appliances
• 0.83 acre lot

Tags

• MANUFACTURED HOME
• NEW APPLIANCES
• STYLISH LIGHT FIXTURES

Property features AI

Exterior

• Parking: Total of 6 parking spaces; 2 carport spaces; Gravel parking; Shared driveway
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Manufactured home; Single-story
• Construction: Manufactured construction
• Exterior features: Metal roof; Asphalt road frontage on a county road; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Ceiling fan(s); Eat-in kitchen; Soaking tub
• Laundry & utility: Washer hookup on the main level; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/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 $109k (12.8% below list).
• Recommended offer: $109k (12.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#177 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Dyer County (rural): math 40% / reading 38% proficiency, ranked #16 of 139 in TN (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP; 74 units permitted in Dyer County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Dyer County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; 16% 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 $108,973 (12.8% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 13% 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 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.44%
• DSCR: 1.20
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-12,060
• Equity at exit: $18,623

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-148
• Equity at exit: $10,799

Cash invested: $34,972 (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 38024

• Home prices YoY: -28.5%
• Active inventory: 66
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$24 /mo · $293/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $129

Break-even live

Break-even rent $926

Max offer price $124,900

Occupancy floor 83%

Sensitivity live

Price	-10% $200	-5% $165	+0% $129	+5% $94	+10% $59
Rent	-10% $43	-5% $86	+0% $129	+5% $172	+10% $216
Rate	-1.0pp $192	-0.5pp $161	base $129	+0.5pp $97	+1.0pp $64

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $124,900 Active 57 DOM
2. 2026-06-18
   days on market $124,900 Active 56 DOM
3. 2026-06-17
   days on market $124,900 Active 55 DOM
4. 2026-06-16
   days on market $124,900 Active 54 DOM
5. 2026-06-15
   days on market $124,900 Active 53 DOM
6. 2026-06-14
   days on market $124,900 Active 51 DOM
7. 2026-06-12
   days on market $124,900 Active 50 DOM
8. 2026-06-09
   days on market $124,900 Active 47 DOM
9. 2026-06-08
   days on market $124,900 Active 46 DOM
10. 2026-06-07
    days on market $124,900 Active 45 DOM
11. 2026-06-07
    pricedays on market $124,900 Active 44 DOM
12. 2026-06-03
    days on market $129,900 Active 41 DOM
13. 2026-06-02
    days on market $129,900 Active 40 DOM
14. 2026-06-01
    days on market $129,900 Active 39 DOM
15. 2026-05-31
    days on market $129,900 Active 38 DOM
16. 2026-05-30
    days on market $129,900 Active 37 DOM
17. 2026-05-18
    price $129,900 622-char remark
18. 2026-04-23
    listed $134,900 Active 622-char remark
19. 2024-07-30
    soldstatus $107,760 Closed 277-char remark

    Show marketing remark (277 chars)

    Completely remodeled 2 bed, 2 bath move in ready home nestled among lush pecan trees, offering tranquility and charm. With 1280 sq. ft of living space, this gem is only minutes away from the city of Dyersburg. Don't miss out on this serene retreat. Call me today for a showing.

20. 2024-07-30
    soldstatus $107,760

    Show marketing remark (277 chars)

    Completely remodeled 2 bed, 2 bath move in ready home nestled among lush pecan trees, offering tranquility and charm. With 1280 sq. ft of living space, this gem is only minutes away from the city of Dyersburg. Don't miss out on this serene retreat. Call me today for a showing.

21. 2024-07-05
    status Pending 277-char remark

    Show marketing remark (277 chars)

    Completely remodeled 2 bed, 2 bath move in ready home nestled among lush pecan trees, offering tranquility and charm. With 1280 sq. ft of living space, this gem is only minutes away from the city of Dyersburg. Don't miss out on this serene retreat. Call me today for a showing.

22. 2024-03-24
    listed $120,000 Active 277-char remark

    Show marketing remark (277 chars)

    Completely remodeled 2 bed, 2 bath move in ready home nestled among lush pecan trees, offering tranquility and charm. With 1280 sq. ft of living space, this gem is only minutes away from the city of Dyersburg. Don't miss out on this serene retreat. Call me today for a showing.

23. 2022-12-06
    soldstatus $49,000
24. 2022-12-02
    soldstatus $49,000

    Show marketing remark (211 chars)

    2 Bedroom, 2 Bath home on 0.83 acres. Open floor plan with plenty of storage in kitchen/dining room. Huge soaking tub in master bath. Located minutes from the city of Dyersburg. Please call for more information.

25. 2022-10-30
    listed $59,900

    Show marketing remark (211 chars)

    2 Bedroom, 2 Bath home on 0.83 acres. Open floor plan with plenty of storage in kitchen/dining room. Huge soaking tub in master bath. Located minutes from the city of Dyersburg. Please call for more information.

ⓘ 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: $293 · $24/mo
• Projected year-2 tax: $887 · $74/mo
• Expected delta: +$594/yr (+$49/mo · 202.7%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,077
• − Mortgage interest: −$6,996
• − Property taxes: −$293
• − Insurance: −$624
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$3,633
• Taxable loss: −$563
• Est. tax savings @ 24.0%: +$135
• After-tax cash flow: $1,688/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: Dyer County
• NCES district ID: 4701050
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $44,865
• Composite: 33.19/100
• National rank: #5536
• State rank: #16 of 139 in TN

Livability — Dyersburg

• Score: 64/100
• State rank: #177
• US rank: #14658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dyer County · 25,952 people
• City population: 25,952
• Metro: Dyersburg, TN
• Population (ZIP): 25,952
• Household income: $57,061
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 939.0

Population outlook (Dyer County) Hauer SSP2

• Today (2025): 36,770 people
• By 2030: 35,863 · -2.5%
• By 2040: 33,989 · -7.6%
• By 2050: 32,124 · -12.6%
• By 2075: 28,702 · -21.9%
• By 2100: 25,745 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 19% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 2% Romanian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Dyer

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.6%
• 2008→2024 swing: -24.1pp toward R · 2008: -37.7pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.1 2016: R+55.4 2012: R+44.7 2008: R+37.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.52%
• Current HPI: 162.1695
• Rent YoY: —
• Metro: Dyersburg, 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

+108.5% since first listed

10 events — show timeline

• 2026-06-05 Price Changed $124,900 CWTAR
• 2026-05-18 Price Changed $129,900 CWTAR
• 2026-04-23 Listed $134,900 CWTAR
• 2024-07-30 Sold (Public Records) $107,760 Public Records
• 2024-07-30 Sold (MLS) $107,760 CWTAR
• 2024-07-05 Pending — CWTAR
• 2024-03-24 Listed $120,000 CWTAR
• 2022-12-06 Sold (Public Records) $49,000 Public Records
• 2022-12-02 Sold (MLS) $49,000 CWTAR
• 2022-10-30 Listed $59,900 CWTAR

Property tax history

+5.9%/yr

Latest (2025): $293 · +132.5% YoY. Source: county tax records.