3962 Highway 70 W · Dickson, TN 37055

$130,000

2 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 49 Days on market

Built 1958 1.28 ac lot $102/sqft · 61% below area ↓ 28% since listing

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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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

2 bedroom home on 1.28 acres. Beautiful lot. Covered front porch. Flexible space off the second bedroom—ideal for a sitting area or home office. Bonus Room with private back door entrance. Xfinity high speed internet is available. Needs TLC. Property sold AS-IS

Key facts

• Covered front porch
• Flexible space
• High speed internet

Tags

• COVERED FRONT PORCH
• FLEXIBLE SPACE
• HIGH SPEED INTERNET

Property features AI

Finance

• Other: Lot size approximately 1.28 acres

Exterior

• Parking: No covered parking reported; No total parking spaces reported
• Utilities: Public water available; Septic tank sewer; Water available
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction; Slab foundation; Existing (previously built) structure
• Exterior features: Covered porch

Interior

• Kitchen: Kitchen approximately 14 x 11; No built-in appliances listed
• Bedrooms: Two bedrooms (both on the main level); Bedroom 1 approximately 12 x 11; Bedroom 2 approximately 11 x 9
• Flooring: Other flooring type
• Bathrooms: One full bathroom
• Heating & cooling: Has heating (type listed as Other); No central cooling
• Interior features: Ceiling fans
• Laundry & utility: Utility room approximately 9 x 6

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: Centennial Elementary (math 51% / reading 39%, grade D-, #158 of 952 statewide, top 17%, 682 students, 0% FRL); Dickson Middle School (math 26% / reading 30%, grade F, #116 of 333 statewide, top 36%, 594 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: 297 active listings in the ZIP; 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 $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.15% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.75%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

• ARV (median comp): $330,530
• List price: $130,000
• Delta: -60.67%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3975 Highway 70 W	0.15mi	2/2.0	1,097 (-14%)	12mo	$159,900	$146	55

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $3,518
• Equity at exit: $19,383

10-year hold

• IRR: 12.1%
• Equity multiple: 1.95×
• Total profit: $34,594
• Equity at exit: $11,240

Cash invested: $36,400 (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: 297
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,489 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $387

Break-even live

Break-even rent $999

Max offer price $130,000

Occupancy floor 69%

Sensitivity live

Price	-10% $460	-5% $423	+0% $387	+5% $350	+10% $313
Rent	-10% $269	-5% $328	+0% $387	+5% $445	+10% $504
Rate	-1.0pp $452	-0.5pp $420	base $387	+0.5pp $353	+1.0pp $319

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $130,000 Active 49 DOM
2. 2026-06-18
   days on market $130,000 Active 46 DOM
3. 2026-06-17
   pricedays on market $130,000 Active 45 DOM
4. 2026-06-16
   days on market $140,000 Active 44 DOM
5. 2026-06-15
   days on market $140,000 Active 43 DOM
6. 2026-06-13
   days on market $140,000 Active 41 DOM
7. 2026-06-13
   days on market $140,000 Active 40 DOM
8. 2026-06-10
   price $140,000 Active 37 DOM
9. 2026-06-09
   days on market $150,000 Active 37 DOM
10. 2026-06-08
    days on market $150,000 Active 36 DOM
11. 2026-06-07
    days on market $150,000 Active 35 DOM
12. 2026-06-05
    days on market $150,000 Active 32 DOM
13. 2026-06-03
    days on market $150,000 Active 31 DOM
14. 2026-06-02
    days on market $150,000 Active 30 DOM
15. 2026-06-01
    days on market $150,000 Active 29 DOM
16. 2026-05-31
    days on market $150,000 Active 28 DOM
17. 2026-05-04
    listed $180,000 Active 267-char remark

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$280/yr (+$23/mo · 43.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $17,866
• − Mortgage interest: −$7,282
• − Property taxes: −$643
• − Insurance: −$650
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$3,782
• Taxable income: $2,650
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $4,004/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

• 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

-27.8% since first listed

4 events — show timeline

• 2026-06-16 Price Changed $130,000 REALTRACS as Distributed by MLS Grid
• 2026-06-10 Price Changed $140,000 REALTRACS as Distributed by MLS Grid
• 2026-05-22 Price Changed $150,000 REALTRACS as Distributed by MLS Grid
• 2026-05-04 Listed $180,000 REALTRACS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $643 · -0.5% YoY. Source: county tax records.