6601 Highway 78 · Bogota, TN 38024

$149,900

3 bd · 2.0 ba · 1,744 sqft · SingleFamily public records · 11 Days on market

Built 1949 1.00 ac lot $86/sqft · 19% below area Est $186k · 19% under

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Why this score? — see what drove the C- 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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +3.5/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed, 2 bath home on approximately 1 +/- acre with county taxes only! Garage has been enclosed to create a true primary suite with full bath and closet, giving you flexible space for family or guests. Hardwood floors, multiple living areas, and a dinning room make everyday living easy, with central heat and air with gas heat for year-round comfort. Covered front and back porches, fenced backyard, and a detached carport make this one perfect for relaxing or entertaining. Schedule your showing today!

Key facts

• 1 acre lot
• 2 parking spots
• Built 1949

Property features AI

Exterior

• Parking: Detached parking; Carport with 2 spaces; 2 covered parking spaces (total 2)
• Utilities: Public water available; Septic tank
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding
• Exterior features: 1 acre lot

Interior

• Kitchen: Eat-in kitchen; Electric range; Dishwasher; Microwave
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room fireplace; Crawl space basement
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/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 $127k (15.0% below list).
• Recommended offer: $127k (15.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Dyer County High School (math 21% / reading 48%, grade F, #41 of 332 statewide, top 15%, 1,070 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $1k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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.
• Current owner paid $100k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,394 (15.0% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.85% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 9.8

CMA / ARV

• ARV (median comp): $186,084
• List price: $149,900
• Delta: -19.45%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6278 Highway 78	0.31mi	3/2.0	1,665 (-4%)	6mo	$187,000	$112	73

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-16,992
• Equity at exit: $22,351

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-5,592
• Equity at exit: $12,961

Cash invested: $41,972 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $116

Break-even live

Break-even rent $1,127

Max offer price $149,900

Occupancy floor 86%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $149,900 Active 11 DOM
2. 2026-06-18
   days on market $149,900 Active 10 DOM
3. 2026-06-17
   days on market $149,900 Active 9 DOM
4. 2026-06-16
   days on market $149,900 Active 8 DOM
5. 2026-06-15
   days on market $149,900 Active 7 DOM
6. 2026-06-14
   days on market $149,900 Active 5 DOM
7. 2026-06-12
   days on market $149,900 Active 4 DOM
8. 2026-06-09
   days on marketlisting id $149,900 Active 1 DOM
9. 2026-06-08
   days on market $149,900 Active 45 DOM
10. 2026-06-07
    days on market $149,900 Active 44 DOM
11. 2026-06-07
    days on market $149,900 Active 43 DOM
12. 2026-06-03
    days on market $149,900 Active 40 DOM
13. 2026-06-02
    days on market $149,900 Active 39 DOM
14. 2026-06-01
    days on market $149,900 Active 38 DOM
15. 2026-05-31
    days on market $149,900 Active 37 DOM
16. 2026-05-30
    days on market $149,900 Active 36 DOM
17. 2026-05-14
    price $149,900 504-char remark

    Show marketing remark (504 chars)

    3 bed, 2 bath home on approximately 1 +/- acre with county taxes only! Garage has been enclosed to create a true primary suite with full bath and closet, giving you flexible space for family or guests. Hardwood floors, multiple living areas, and a dinning room make everyday living easy, with central heat and air with gas heat for year-round comfort. Covered front and back porches, fenced backyard, and a detached carport make this one perfect for relaxing or entertaining. Schedule your showing today!

18. 2026-04-24
    listed $169,900 Active 504-char remark

    Show marketing remark (504 chars)

    3 bed, 2 bath home on approximately 1 +/- acre with county taxes only! Garage has been enclosed to create a true primary suite with full bath and closet, giving you flexible space for family or guests. Hardwood floors, multiple living areas, and a dinning room make everyday living easy, with central heat and air with gas heat for year-round comfort. Covered front and back porches, fenced backyard, and a detached carport make this one perfect for relaxing or entertaining. Schedule your showing today!

19. 2021-06-01
    soldstatus $100,000
20. 2021-05-28
    soldstatus $100,000 171-char remark

    Show marketing remark (171 chars)

    Cute 3 bedroom, 2 bath home just minutes from town. Original hardwood in living room and two bedrooms, covered deck, fenced back yard and more! Don't miss out! Call today!

21. 2021-03-08
    listed $100,000 171-char remark

    Show marketing remark (171 chars)

    Cute 3 bedroom, 2 bath home just minutes from town. Original hardwood in living room and two bedrooms, covered deck, fenced back yard and more! Don't miss out! Call today!

22. 2017-09-25
    soldstatus $65,000
23. 2017-09-22
    soldstatus $65,000
24. 2017-05-08
    listed $69,900
25. 2012-09-28
    soldstatus $78,000
26. 2000-04-14
    soldstatus $50,000

ⓘ 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: $506 · $42/mo
• Projected year-2 tax: $1,064 · $89/mo
• Expected delta: +$558/yr (+$47/mo · 110.3%)

ⓘ 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 · 21 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: $15,287
• − Mortgage interest: −$8,397
• − Property taxes: −$506
• − Insurance: −$750
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$4,361
• Taxable loss: −$1,172
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $1,670/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 — Bogota

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

Census & demographics

• County: Dyer County · 25,952 people
• 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

+199.8% since first listed

11 events — show timeline

• 2026-06-08 Listed $149,900 REALTRACS as Distributed by MLS Grid
• 2026-05-14 Price Changed $149,900 CWTAR
• 2026-04-24 Listed $169,900 CWTAR
• 2021-06-01 Sold (Public Records) $100,000 Public Records
• 2021-05-28 Sold (MLS) $100,000 CWTAR
• 2021-03-08 Listed $100,000 CWTAR
• 2017-09-25 Sold (Public Records) $65,000 Public Records
• 2017-09-22 Sold (MLS) $65,000 CWTAR
• 2017-05-08 Listed $69,900 CWTAR
• 2012-09-28 Sold (Public Records) $78,000 Public Records
• 2000-04-14 Sold (Public Records) $50,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $506 · -14.8% YoY. Source: county tax records.