8156 Hwy 118 · Dukedom, TN 38226

$94,700

2 bd · 1.0 ba · 1,848 sqft · SingleFamily public records · 145 Days on market

Built 1957 1.00 ac lot $51/sqft · 60% below area Est $118k · 19% under ↓ 34% since listing

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• Appreciation +7.5/10.0
• 1% rule +6.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located on Hwy 118 just outside of Dukedom. Come see this 2BR 1BA home nestled on 1 acre. Features a full walkout basement - finished with Utility room and potential for 2 bedrooms. Finished attic space and covered porches. Storage shed, partial fence, 1 car attached garage and screened porch.

Key facts

• Covered porches
• Finished attic space
• Storage shed

Tags

• FULL WALKOUT BASEMENT
• FINISHED ATTIC SPACE
• COVERED PORCHES
• STORAGE SHED
• SCREENED PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Weakley County (rural): math 34% / reading 38% proficiency, ranked #32 of 139 in TN (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dresden Elementary (math 47% / reading 37%, grade F, #191 of 952 statewide, top 22%, 467 students, 0% FRL); Martin Middle School (math 26% / reading 31%, grade F, #114 of 333 statewide, top 34%, 446 students, 0% FRL); Westview High School (math 2% / reading 47%, grade F, #125 of 332 statewide, top 38%, 560 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 5 active listings in the ZIP; 69 units permitted in Weakley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($655 loan paydown + $5k appreciation (5.1% local appreciation)).
• Weakley County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, 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 145 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,336 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

• ARV (median comp): $117,550
• List price: $94,700
• Delta: -19.44%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

5.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.43×
• Total profit: $37,863
• Equity at exit: $54,224

10-year hold

• IRR: 22.0%
• Equity multiple: 4.80×
• Total profit: $100,744
• Equity at exit: $94,049

Cash invested: $26,516 (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 38226

• Home prices YoY: 4.1%
• Active inventory: 5
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$497
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $244

Break-even live

Break-even rent $736

Max offer price $94,700

Occupancy floor 72%

Sensitivity live

Price	-10% $298	-5% $271	+0% $244	+5% $217	+10% $190
Rent	-10% $161	-5% $203	+0% $244	+5% $285	+10% $326
Rate	-1.0pp $292	-0.5pp $268	base $244	+0.5pp $219	+1.0pp $194

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: $23,675
• Closing costs: $2,841
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $94,700 Active 145 DOM
2. 2026-06-19
   days on market $94,700 Active 142 DOM
3. 2026-06-18
   days on market $94,700 Active 141 DOM
4. 2026-06-17
   days on market $94,700 Active 140 DOM
5. 2026-06-16
   days on market $94,700 Active 139 DOM
6. 2026-06-15
   days on market $94,700 Active 138 DOM
7. 2026-06-14
   days on market $94,700 Active 136 DOM
8. 2026-06-12
   days on market $94,700 Active 135 DOM
9. 2026-06-09
   days on market $94,700 Active 132 DOM
10. 2026-06-08
    days on market $94,700 Active 131 DOM
11. 2026-06-07
    days on market $94,700 Active 130 DOM
12. 2026-06-04
    days on market $94,700 Active 126 DOM
13. 2026-06-02
    days on market $94,700 Active 125 DOM
14. 2026-06-01
    days on market $94,700 Active 124 DOM
15. 2026-05-31
    days on market $94,700 Active 123 DOM
16. 2026-05-31
    days on market $94,700 Active 122 DOM
17. 2026-03-30
    price $94,700 294-char remark

    Show marketing remark (294 chars)

    Located on Hwy 118 just outside of Dukedom. Come see this 2BR 1BA home nestled on 1 acre. Features a full walkout basement - finished with Utility room and potential for 2 bedrooms. Finished attic space and covered porches. Storage shed, partial fence, 1 car attached garage and screened porch.

18. 2026-01-28
    listed $99,900 Active 294-char remark

    Show marketing remark (294 chars)

    Located on Hwy 118 just outside of Dukedom. Come see this 2BR 1BA home nestled on 1 acre. Features a full walkout basement - finished with Utility room and potential for 2 bedrooms. Finished attic space and covered porches. Storage shed, partial fence, 1 car attached garage and screened porch.

19. 2021-07-02
    soldstatus $150,000
20. 2021-06-28
    soldstatus $150,000 508-char remark

    Show marketing remark (508 chars)

    Adorable quiet and quaint country cottage setting w/ large front yard & secluded backyard. 4 bed w/ 3 additional bonus rooms providing extra space to meet your list of “must haves” & serve as needed. Multiple inviting outdoor spaces including front porch, large covered backyard patio, enclosed side screen porch & a pool with spacious deck attached. 1-year old peach & pear trees in front yard, access to WK & T fiber internet, nearby gas station & post office.

21. 2021-05-06
    listed $144,000 508-char remark

    Show marketing remark (508 chars)

    Adorable quiet and quaint country cottage setting w/ large front yard & secluded backyard. 4 bed w/ 3 additional bonus rooms providing extra space to meet your list of “must haves” & serve as needed. Multiple inviting outdoor spaces including front porch, large covered backyard patio, enclosed side screen porch & a pool with spacious deck attached. 1-year old peach & pear trees in front yard, access to WK & T fiber internet, nearby gas station & post office.

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $672 · $56/mo
• Expected delta: +$132/yr (+$11/mo · 24.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,533
• − Mortgage interest: −$5,305
• − Property taxes: −$540
• − Insurance: −$474
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$2,755
• Taxable income: $1,454
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $2,579/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: Weakley County
• NCES district ID: 4704470
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 38% ▼ -2.00%
• Median HH income: $35,389
• Composite: 29.77/100
• National rank: #6434
• State rank: #32 of 139 in TN

Livability — Dukedom

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Dukedom, TN
• Population (ZIP): 255

Population outlook (Weakley County) Hauer SSP2

• Today (2025): 31,862 people
• By 2030: 30,688 · -3.7%
• By 2040: 27,935 · -12.3%
• By 2050: 25,485 · -20.0%
• By 2075: 21,080 · -33.8%
• By 2100: 18,214 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 21% Hispanic / Latino 20%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 4% Slovak 2%
• Foreign-born: 20% · Canada
• Languages at home: 80% English-only · Spanish 20%

Political lean MEDSL · Weakley

• 2024 margin: Solid R (+58.4) · D 20.3% · R 78.7%
• 2008→2024 swing: -27.2pp toward R · 2008: -31.1pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.7 2016: R+51.4 2012: R+41.0 2008: R+31.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.10%
• Current HPI: 128.998
• 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

-34.2% since first listed

5 events — show timeline

• 2026-03-30 Price Changed $94,700 RRAR as distributed by MLS GRID
• 2026-01-28 Listed $99,900 RRAR as distributed by MLS GRID
• 2021-07-02 Sold (Public Records) $150,000 Public Records
• 2021-06-28 Sold (MLS) $150,000 RRAR as distributed by MLS GRID
• 2021-05-06 Listed $144,000 RRAR as distributed by MLS GRID

Property tax history

+7.4%/yr

Latest (2025): $540 · +12.7% YoY. Source: county tax records.