501 W Chestnut St · Dickson, TN 37055

$99,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 2 Days on market

Built 1920 3,049 sqft lot $119/sqft · 60% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located Just Blocks from Downtown Dickson Makes for a Perfect Location to Remodel this Home to Your Liking. * Home in need of Full Remodel/Restoration

Key facts

• 3,049 sq ft lot
• Built 1920
• Listed 2 days

Property features AI

Finance

• Financial info: $609 annual tax (listed)

Exterior

• Parking: No covered parking; No parking spaces listed
• Utilities: Public water; Public sewer; Water service available
• Home design: Single-family residence; One level
• Construction: Frame construction; Metal roof; Built approximately (year not specified)
• Exterior features: Lot dimensions approximately 45 x 80; Lot area about 0.07 acres

Interior

• Kitchen: No appliances listed
• Bedrooms: Two bedrooms, both on the main level
• Flooring: Other
• Bathrooms: One full bathroom
• Heating & cooling: Has heating (type listed as Other); No central cooling
• Interior features: Crawl space basement; Other flooring
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 11.4% vs local median 2.8% in Dickson — 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 62/100 on livability (#219 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Dickson County (rural): math 30% / reading 33% proficiency, ranked #39 of 139 in TN (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dickson Elementary (math 22% / reading 32%, grade F, #496 of 952 statewide, top 55%, 242 students, 0% FRL); Dickson County High School (math 6% / reading 41%, grade F, #145 of 332 statewide, top 44%, 1,472 students, 0% FRL) — zoned schools average 0% FRL vs 45% district-wide (45 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 296 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 376 units permitted in Dickson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Dickson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.
• Current owner paid $5k; list at $99k implies a 1880% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood 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 $99,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.32% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.16%
• DSCR: 1.81
• GRM: 6.3

CMA / ARV

• ARV (median comp): $244,570
• List price: $99,000
• Delta: -57.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Freeman Ave	0.10mi	2/1.0	891 (+7%)	2mo	$245,000	$275	82
805 W 2nd St	0.35mi	2/1.0	855 (+3%)	4mo	$122,000	$143	75
709 W Walnut St	0.14mi	2/1.0	720 (-14%)	7mo	$192,000	$267	65
702 W 2nd St W	0.34mi	2/1.0	900 (+8%)	12mo	$160,000	$178	61
211 Central High St	0.67mi	2/1.0	788 (-5%)	1mo	$169,900	$216	59
104 S Charlotte St	0.28mi	2/1.0	952 (+14%)	11mo	$245,000	$257	53
405 Dull St	0.63mi	2/1.0	882 (+6%)	21mo	$249,900	$283	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 6.0%
• Equity multiple: 1.23×
• Total profit: $6,461
• Equity at exit: $14,761

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $34,646
• Equity at exit: $8,560

Cash invested: $27,720 (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 37055

• Home prices YoY: -20.8%
• Active inventory: 296
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,305 high
• Mortgage (P&I): −$519
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $353

Break-even live

Break-even rent $858

Max offer price $99,000

Occupancy floor 68%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Reeves St Unit 104A Dickson, TN	2.0	1.0	1035	$1,300	$1.26	16d	1	0.42mi
206 Reeves St Dickson, TN	2.0	1.5	1100	$1,495	$1.36	43d	1	0.58mi
213 E Walnut St Unit C Dickson, TN	2.0	1.0	875	$975	$1.11	23d	1	0.60mi
301 E Walnut St Dickson, TN	3.0	1.0	600	$1,193	$1.99	1d	2	0.64mi
201 Sylvis St Apt 7 Dickson, TN	2.0	1.0	800	$1,350	$1.69	23d	1	0.76mi
300 Spring St Unit 8 Dickson, TN	2.0	1.5	949	$1,199	$1.26	17d	1	0.91mi
112 Miller St Unit B Dickson, TN	3.0	2.0	960	$1,500	$1.56	4d	1	0.95mi
405 Spring St Dickson, TN	1.0–2.0	1.0–1.5	675	$999	$1.48	1d	1	1.08mi
150 Autumn Way Dickson, TN	1.0–3.0	1.0–2.0	1085	$1,574	$1.45	1d	9	1.11mi
108 Blurton Dr Unit 207 Dickson, TN	1.0	1.0	622	$1,050	$1.69	23d	1	1.20mi
118 Saw Mill Rd Unit B Dickson, TN	2.0	1.5	1000	$1,550	$1.55	23d	1	1.40mi

Listing history 11 events

1. 2026-06-18
   days on market $99,000 Active 2 DOM
2. 2026-06-17
   pricedays on marketlisting id $99,000 Active 1 DOM
3. 2026-06-03
   days on market $103,000 Active 60 DOM
4. 2026-06-02
   days on market $103,000 Active 59 DOM
5. 2026-06-01
   days on market $103,000 Active 58 DOM
6. 2026-05-31
   days on market $103,000 Active 57 DOM
7. 2026-05-15
   status Active 150-char remark
8. 2026-05-08
   historical Active Under Contract 150-char remark
9. 2026-04-21
   price $108,900 150-char remark
10. 2026-04-04
    listed $113,900 Active 150-char remark
11. 1988-11-22
    soldstatus $5,000

ⓘ 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: $609 · $51/mo
• Projected year-2 tax: $703 · $59/mo
• Expected delta: +$94/yr (+$8/mo · 15.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $15,656
• − Mortgage interest: −$5,546
• − Property taxes: −$609
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$2,880
• Taxable income: $2,824
• Est. tax owed @ 24.0%: −$678
• After-tax cash flow: $3,559/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: Dickson County
• NCES district ID: 4701020
• Math proficiency: 30% ▼ -15.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $45,458
• Composite: 27.01/100
• National rank: #7064
• State rank: #39 of 139 in TN

Livability — Dickson

• Score: 62/100
• State rank: #219
• US rank: #16541

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dickson, TN
• County: Dickson County · 29,035 people
• City population: 29,035
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 29,035
• Household income: $69,821
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 394.0

Population outlook (Dickson County) Hauer SSP2

• Today (2025): 55,013 people
• By 2030: 56,448 · +2.6%
• By 2040: 58,508 · +6.4%
• By 2050: 59,076 · +7.4%
• By 2075: 58,343 · +6.1%
• By 2100: 52,900 · -3.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 6% Black 5% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 8% Slovak 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Dickson

• 2024 margin: Solid R (+51.9) · D 23.5% · R 75.4% · Other 1.1%
• 2008→2024 swing: -30.6pp toward R · 2008: -21.4pp · 2024: -51.9pp
• All cycles: 2024: R+51.9 2020: R+47.4 2016: R+45.6 2012: R+28.4 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.59%
• Current HPI: 303.5997
• Rent YoY: —
• Metro: Nashville-Davidson--Murfreesboro--Franklin, 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

+1880.0% since first listed

8 events — show timeline

• 2026-06-16 Listed $99,000 REALTRACS as Distributed by MLS Grid
• 2026-06-03 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-05-22 Price Changed $103,000 REALTRACS as Distributed by MLS Grid
• 2026-05-15 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-05-08 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-04-21 Price Changed $108,900 REALTRACS as Distributed by MLS Grid
• 2026-04-04 Listed $113,900 REALTRACS as Distributed by MLS Grid
• 1988-11-22 Sold (Public Records) $5,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $609 · +0.0% YoY. Source: county tax records.