117 Sparrow Ln · Dover, TN 37058

$370,000

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 82 Days on market

Built 2008 0.47 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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

Is it an Airbnb or a secondary vacation home, a getaway or a come and never leave? The decision is yours! ! Level lakeview lot with recorded lake access just across the street~large wrap around deck great for entertaining or storing the water equipment~a covered deck on the upper level just for relaxing~with an easy to maintain yard, more time can be spent enjoying the outdoors and spending time with family and friends. Homes here do not come up for sale very often so timing is everything and this area is becoming more and more popular

Key facts

• 0.47 acre lot
• Built 2008
• Listed 81 days

Property features AI

Finance

• Other: Approximately 1,536 above-grade living area (assessor)

Exterior

• Parking: No covered spaces reported; No total parking spaces reported
• Utilities: Public water; Septic tank; Electricity available; Water service available
• Home design: Single-family residence; Residential property; Two levels
• Construction: Stone and wood siding exterior; Shingle roof; Crawl space / no basement
• Exterior features: Deck; Covered porch; Porch; Balcony; Storage structure; Corner, level lot; Has view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric oven; Electric range
• Bedrooms: 3 bedrooms total; 1 bedroom on the main level; Bedroom sizes: 17x10 (extra large closet), 11x10, 14x14
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-455 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (40.5% below list).
• Recommended offer: $220k (40.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#98 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, amenities F, commute F.
• Stewart County (rural): math 36% / reading 35% proficiency, ranked #30 of 139 in TN (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dover Elementary (math 40% / reading 40%, grade F, #226 of 952 statewide, top 24%, 495 students, 0% FRL); Stewart Co High School (math 2% / reading 32%, grade F, #215 of 332 statewide, top 67%, 627 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: 124 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15 units permitted in Stewart County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $37k appreciation (10.0% local appreciation)).
• Stewart County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y 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 $320k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $220,000 (40.5% 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 82 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
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. 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. 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?
7. 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.
8. 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.
9. 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: 0.59% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.27%
• DSCR: 0.77
• GRM: 14.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.66×
• Total profit: $172,359
• Equity at exit: $333,325

10-year hold

• IRR: 18.7%
• Equity multiple: 6.12×
• Total profit: $529,965
• Equity at exit: $718,829

Cash invested: $103,600 (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 37058

• Home prices YoY: 9.3%
• Active inventory: 124
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$98 /mo · $1,179/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-455

Break-even live

Break-even rent $2,776

Max offer price $289,669

Occupancy floor —

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Red Fox Dr Dover, TN	3.0	3.0	1456	$2,200	$1.51	24d	1	0.88mi

Listing history 37 events

1. 2026-06-18
   days on market $370,000 Active 82 DOM
2. 2026-06-17
   days on market $370,000 Active 81 DOM
3. 2026-06-16
   days on market $370,000 Active 80 DOM
4. 2026-06-15
   days on market $370,000 Active 79 DOM
5. 2026-06-13
   days on market $370,000 Active 77 DOM
6. 2026-06-12
   days on market $370,000 Active 76 DOM
7. 2026-06-09
   days on market $370,000 Active 73 DOM
8. 2026-06-08
   days on market $370,000 Active 72 DOM
9. 2026-06-08
   days on market $370,000 Active 71 DOM
10. 2026-06-07
    days on market $370,000 Active 70 DOM
11. 2026-06-03
    days on market $370,000 Active 67 DOM
12. 2026-06-02
    days on market $370,000 Active 66 DOM
13. 2026-06-01
    days on market $370,000 Active 65 DOM
14. 2026-05-31
    days on market $370,000 Active 64 DOM
15. 2026-03-29
    listed $370,000 Active
16. 2026-03-28
    historical $370,000
17. 2025-11-01
    historical 541-char remark

    Show marketing remark (541 chars)

    Is it an Airbnb or a secondary vacation home, a getaway or a come and never leave? The decision is yours! ! Level lakeview lot with recorded lake access just across the street~large wrap around deck great for entertaining or storing the water equipment~a covered deck on the upper level just for relaxing~with an easy to maintain yard, more time can be spent enjoying the outdoors and spending time with family and friends. Homes here do not come up for sale very often so timing is everything and this area is becoming more and more popular

18. 2025-08-01
    status Active 541-char remark

    Show marketing remark (541 chars)

    Is it an Airbnb or a secondary vacation home, a getaway or a come and never leave? The decision is yours! ! Level lakeview lot with recorded lake access just across the street~large wrap around deck great for entertaining or storing the water equipment~a covered deck on the upper level just for relaxing~with an easy to maintain yard, more time can be spent enjoying the outdoors and spending time with family and friends. Homes here do not come up for sale very often so timing is everything and this area is becoming more and more popular

19. 2025-08-01
    historical 541-char remark

    Show marketing remark (541 chars)

    Is it an Airbnb or a secondary vacation home, a getaway or a come and never leave? The decision is yours! ! Level lakeview lot with recorded lake access just across the street~large wrap around deck great for entertaining or storing the water equipment~a covered deck on the upper level just for relaxing~with an easy to maintain yard, more time can be spent enjoying the outdoors and spending time with family and friends. Homes here do not come up for sale very often so timing is everything and this area is becoming more and more popular

20. 2025-06-26
    price $419,900 541-char remark

    Show marketing remark (541 chars)

    Is it an Airbnb or a secondary vacation home, a getaway or a come and never leave? The decision is yours! ! Level lakeview lot with recorded lake access just across the street~large wrap around deck great for entertaining or storing the water equipment~a covered deck on the upper level just for relaxing~with an easy to maintain yard, more time can be spent enjoying the outdoors and spending time with family and friends. Homes here do not come up for sale very often so timing is everything and this area is becoming more and more popular

21. 2025-05-30
    listed $415,000 Active 541-char remark

    Show marketing remark (541 chars)

    Is it an Airbnb or a secondary vacation home, a getaway or a come and never leave? The decision is yours! ! Level lakeview lot with recorded lake access just across the street~large wrap around deck great for entertaining or storing the water equipment~a covered deck on the upper level just for relaxing~with an easy to maintain yard, more time can be spent enjoying the outdoors and spending time with family and friends. Homes here do not come up for sale very often so timing is everything and this area is becoming more and more popular

22. 2025-05-27
    historical 541-char remark

    Show marketing remark (541 chars)

    Is it an Airbnb or a secondary vacation home, a getaway or a come and never leave? The decision is yours! ! Level lakeview lot with recorded lake access just across the street~large wrap around deck great for entertaining or storing the water equipment~a covered deck on the upper level just for relaxing~with an easy to maintain yard, more time can be spent enjoying the outdoors and spending time with family and friends. Homes here do not come up for sale very often so timing is everything and this area is becoming more and more popular

23. 2025-04-23
    price $425,000 541-char remark

    Show marketing remark (541 chars)

    Is it an Airbnb or a secondary vacation home, a getaway or a come and never leave? The decision is yours! ! Level lakeview lot with recorded lake access just across the street~large wrap around deck great for entertaining or storing the water equipment~a covered deck on the upper level just for relaxing~with an easy to maintain yard, more time can be spent enjoying the outdoors and spending time with family and friends. Homes here do not come up for sale very often so timing is everything and this area is becoming more and more popular

24. 2024-11-26
    listed $489,999 Active 541-char remark

    Show marketing remark (541 chars)

    Is it an Airbnb or a secondary vacation home, a getaway or a come and never leave? The decision is yours! ! Level lakeview lot with recorded lake access just across the street~large wrap around deck great for entertaining or storing the water equipment~a covered deck on the upper level just for relaxing~with an easy to maintain yard, more time can be spent enjoying the outdoors and spending time with family and friends. Homes here do not come up for sale very often so timing is everything and this area is becoming more and more popular

25. 2023-07-21
    soldstatus $320,000
26. 2023-07-18
    soldstatus $320,000 Closed
27. 2023-06-14
    status Pending
28. 2023-05-11
    listed $335,000 Active
29. 2018-10-08
    historical
30. 2018-05-14
    listed $199,500 Active
31. 2017-03-31
    historical
32. 2016-10-11
    status Active
33. 2016-10-01
    historical
34. 2016-03-31
    listed $253,000 Active
35. 2008-11-04
    soldstatus $165,000
36. 2005-07-13
    soldstatus $18,000
37. 2001-06-06
    soldstatus $23,500

ⓘ 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: $1,179 · $98/mo
• Projected year-2 tax: $2,627 · $219/mo
• Expected delta: +$1,448/yr (+$121/mo · 122.8%)

ⓘ 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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $26,400
• − Mortgage interest: −$20,726
• − Property taxes: −$1,179
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$10,764
• Taxable loss: −$12,342
• Est. tax savings @ 24.0%: +$2,962
• After-tax cash flow: $-2,495/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: Stewart County
• NCES district ID: 4703960
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $41,035
• Composite: 29.92/100
• National rank: #6383
• State rank: #30 of 139 in TN

Livability — Dover

• Score: 67/100
• State rank: #98
• US rank: #10364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,369

Population outlook (Stewart County) Hauer SSP2

• Today (2025): 13,019 people
• By 2030: 12,780 · -1.8%
• By 2040: 12,152 · -6.7%
• By 2050: 11,484 · -11.8%
• By 2075: 10,249 · -21.3%
• By 2100: 9,338 · -28.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Italian 7% Serbian 4% Slovak 3%
• Foreign-born: 2% · South Korea
• Languages at home: 97% English-only · Korean 1% Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Stewart

• 2024 margin: Solid R (+63.9) · D 17.5% · R 81.4% · Other 1.1%
• 2008→2024 swing: -55.1pp toward R · 2008: -8.8pp · 2024: -63.9pp
• All cycles: 2024: R+63.9 2020: R+59.0 2016: R+50.0 2012: R+17.5 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.47%
• Current HPI: 286.5122
• 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

+1474.5% since first listed

23 events — show timeline

• 2026-03-29 Listed $370,000 REALTRACS as Distributed by MLS Grid
• 2026-03-28 Coming Soon $370,000 REALTRACS as Distributed by MLS Grid
• 2025-11-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-08-01 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-08-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-06-26 Price Changed $419,900 REALTRACS as Distributed by MLS Grid
• 2025-05-30 Listed $415,000 REALTRACS as Distributed by MLS Grid
• 2025-05-27 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-04-23 Price Changed $425,000 REALTRACS as Distributed by MLS Grid
• 2024-11-26 Listed $489,999 REALTRACS as Distributed by MLS Grid
• 2023-07-21 Sold (Public Records) $320,000 Public Records
• 2023-07-18 Sold (MLS) $320,000 REALTRACS as Distributed by MLS Grid
• 2023-06-14 Pending — REALTRACS as Distributed by MLS Grid
• 2023-05-11 Listed $335,000 REALTRACS as Distributed by MLS Grid
• 2018-10-08 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2018-05-14 Listed $199,500 REALTRACS as Distributed by MLS Grid
• 2017-03-31 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2016-10-11 Relisted — REALTRACS as Distributed by MLS Grid
• 2016-10-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2016-03-31 Listed $253,000 REALTRACS as Distributed by MLS Grid
• 2008-11-04 Sold (Public Records) $165,000 Public Records
• 2005-07-13 Sold (Public Records) $18,000 Public Records
• 2001-06-06 Sold (Public Records) $23,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,179 · +3.5% YoY. Source: county tax records.