507 Parker St · Gibson, TN 38338

$179,900

3 bd · 1.0 ba · 1,553 sqft · SingleFamily public records · 37 Days on market

Built 1920 1.00 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 +12.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• DSCR +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

Central H&A is 4yrs. old & roof is 3yrs. old. Washer, dryer & freezer do not stay.Has a storage shed that is 18' x 8' and a 2 car carport (detached) on a concrete slab. Front porch 23' x 9'. Owner will consider financing with 10% down to qualified buyer

Key facts

• 1 acre lot
• 2 parking spots
• Built 1920

Property features AI

Exterior

• Parking: 2 total parking spaces; 2-space carport
• Utilities: Public water; Septic tank; Natural gas available and connected; Electricity connected; Water connected
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Composition roof
• Exterior features: Rain gutters; Front porch; Level lot; City street frontage; Public maintained road

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Electric range; Carpet, laminate and tile flooring; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-36 ($-428/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (27.4% below list).
• Recommended offer: $131k (27.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#335 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Gibson County Sp District (rural): math 47% / reading 39% proficiency, ranked #11 of 139 in TN (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 155 units permitted in Gibson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Gibson County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,538 (27.4% 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 37 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 11.5

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: 6.7%
• Equity multiple: 1.38×
• Total profit: $19,309
• Equity at exit: $80,891

10-year hold

• IRR: 9.5%
• Equity multiple: 2.43×
• Total profit: $71,831
• Equity at exit: $124,662

Cash invested: $50,372 (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 38338

• Active inventory: 1
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$49 /mo · $583/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-36

Break-even live

Break-even rent $1,351

Max offer price $173,592

Occupancy floor 98%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $179,900 Active 37 DOM
2. 2026-06-17
   days on market $179,900 Active 36 DOM
3. 2026-06-16
   days on market $179,900 Active 35 DOM
4. 2026-06-15
   days on market $179,900 Active 34 DOM
5. 2026-06-13
   days on market $179,900 Active 32 DOM
6. 2026-06-12
   days on market $179,900 Active 31 DOM
7. 2026-06-09
   days on market $179,900 Active 28 DOM
8. 2026-06-08
   days on market $179,900 Active 27 DOM
9. 2026-06-08
   days on market $179,900 Active 26 DOM
10. 2026-06-07
    days on market $179,900 Active 25 DOM
11. 2026-06-03
    days on market $179,900 Active 22 DOM
12. 2026-06-02
    days on market $179,900 Active 21 DOM
13. 2026-06-01
    days on market $179,900 Active 20 DOM
14. 2026-05-31
    days on market $179,900 Active 19 DOM
15. 2026-05-12
    listed $199,900 Active
16. 2012-03-18
    historical 266-char remark

    Show marketing remark (266 chars)

    Central H&A is 4yrs. old & roof is 3yrs. old. Washer, dryer & freezer do not stay.Has a storage shed that is 18' x 8' and a 2 car carport (detached) on a concrete slab. Front porch 23' x 9'. Owner will consider financing with 10% down to qualified buyer

17. 2011-10-04
    listed $100,000 266-char remark

    Show marketing remark (266 chars)

    Central H&A is 4yrs. old & roof is 3yrs. old. Washer, dryer & freezer do not stay.Has a storage shed that is 18' x 8' and a 2 car carport (detached) on a concrete slab. Front porch 23' x 9'. Owner will consider financing with 10% down to qualified buyer

ⓘ 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: $583 · $49/mo
• Projected year-2 tax: $1,277 · $106/mo
• Expected delta: +$694/yr (+$58/mo · 119.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $15,665
• − Mortgage interest: −$10,077
• − Property taxes: −$583
• − Insurance: −$900
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$5,233
• Taxable loss: −$3,635
• Est. tax savings @ 24.0%: +$872
• After-tax cash flow: $444/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: Gibson County Sp District
• NCES district ID: 4701400
• Math proficiency: 47% ▼ -13.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $47,868
• Composite: 36.82/100
• National rank: #4565
• State rank: #11 of 139 in TN

Livability — Gibson

• Score: 57/100
• State rank: #335
• US rank: #22149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gibson, TN
• City population: 67
• Population (ZIP): 67

Population outlook (Gibson County) Hauer SSP2

• Today (2025): 48,793 people
• By 2030: 48,221 · -1.2%
• By 2040: 46,793 · -4.1%
• By 2050: 44,909 · -8.0%
• By 2075: 40,191 · -17.6%
• By 2100: 33,574 · -31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Romanian 25%

Political lean MEDSL · Gibson

• 2024 margin: Solid R (+52.0) · D 23.6% · R 75.5%
• 2008→2024 swing: -23.2pp toward R · 2008: -28.8pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+47.0 2016: R+43.8 2012: R+32.1 2008: R+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+99.9% since first listed

3 events — show timeline

• 2026-05-12 Listed $199,900 CWTAR
• 2012-03-18 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2011-10-04 Listed $100,000 REALTRACS as Distributed by MLS Grid

Property tax history

-0.1%/yr

Latest (2025): $583 · +0.0% YoY. Source: county tax records.