105 General Rice St · Dover, TN 37058

$180,000

4 bd · 1.0 ba · 2,452 sqft · SingleFamily public records · 705 Days on market

Built 1930 1.09 ac lot

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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 +21.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great Location with lots of Potential has older House on Large 1.09 Acre Lot Road Frontage on Donelson PKWY ( HWY 79 ) and General Rice St. , House has 2 BDR down and 1 Bath, Kitchen, Large Dinning Rm. , Large Living Room and Hall, Upstairs Loft has 2 Bedrooms with 2 small closets and large unfinished storage area, Outbuildings and 1 Small Car Garage, Central Air is not in working order, Kitchen floor is uneven, "HOUSE AND PROPERTY IS BEING SOLD IN AS CONDITION"

Key facts

• 1.09 acre lot
• Garage
• Built 1930

Property features AI

Finance

• Other: Total living/building area reported as 1,888 square feet (assessor); Above-grade finished area reported as 1,616 (assessor); below-grade finished area reported as 272 (assessor)
• Financial info: $663 annual tax (provided for reference)

Exterior

• Parking: Detached 1-car garage; 1 covered parking space (total 1 parking space)
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Single-family residence; Residential property; Three or more levels; Existing (previously built)
• Construction: Brick and vinyl siding exterior; Shingle roof; Partial, unfinished basement
• Exterior features: Covered porch; Porch; Storage structure on property; Lot approximately 1.09 acres

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 4 bedrooms total; 2 bedrooms on the main level; Bedroom sizes include 13 x 11 and 9 x 11
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Floor furnace; Propane heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (5 x 12)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/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 $170k (5.6% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

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; 15 units permitted in Stewart County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 705 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $50k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $180k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 705 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 1930 — 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. 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. 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: 0.94% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 8.8

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: 28.9%
• Equity multiple: 3.28×
• Total profit: $114,922
• Equity at exit: $162,158

10-year hold

• IRR: 25.1%
• Equity multiple: 7.45×
• Total profit: $324,929
• Equity at exit: $349,700

Cash invested: $50,400 (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 37058

• Home prices YoY: 9.3%
• Active inventory: 124
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $266

Break-even live

Break-even rent $1,361

Max offer price $180,000

Occupancy floor 79%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $180,000 Active 705 DOM
2. 2026-06-17
   days on market $180,000 Active 704 DOM
3. 2026-06-16
   days on market $180,000 Active 703 DOM
4. 2026-06-15
   days on market $180,000 Active 702 DOM
5. 2026-06-13
   days on market $180,000 Active 700 DOM
6. 2026-06-12
   days on market $180,000 Active 699 DOM
7. 2026-06-09
   days on market $180,000 Active 696 DOM
8. 2026-06-08
   days on market $180,000 Active 695 DOM
9. 2026-06-08
   days on market $180,000 Active 694 DOM
10. 2026-06-07
    days on market $180,000 Active 693 DOM
11. 2026-06-03
    days on market $180,000 Active 690 DOM
12. 2026-06-02
    days on market $180,000 Active 689 DOM
13. 2026-06-01
    days on market $180,000 Active 688 DOM
14. 2026-05-31
    days on market $180,000 Active 687 DOM
15. 2025-07-12
    status Active
16. 2025-07-12
    historical
17. 2025-02-18
    price $180,000
18. 2024-11-27
    status Active
19. 2024-11-27
    status Pending
20. 2024-10-11
    price $225,000
21. 2024-07-13
    listed $230,000 Active
22. 2017-12-29
    soldstatus $67,500

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $1,278 · $106/mo
• Expected delta: +$599/yr (+$50/mo · 88.2%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $20,384
• − Mortgage interest: −$10,083
• − Property taxes: −$679
• − Insurance: −$900
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$5,236
• Taxable income: $224
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $3,143/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

• Census place: Dover, TN
• 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

+166.7% since first listed

8 events — show timeline

• 2025-07-12 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-07-12 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-02-18 Price Changed $180,000 REALTRACS as Distributed by MLS Grid
• 2024-11-27 Relisted — REALTRACS as Distributed by MLS Grid
• 2024-11-27 Pending — REALTRACS as Distributed by MLS Grid
• 2024-10-11 Price Changed $225,000 REALTRACS as Distributed by MLS Grid
• 2024-07-13 Listed $230,000 REALTRACS as Distributed by MLS Grid
• 2017-12-29 Sold (Public Records) $67,500 Public Records

Property tax history

-0.5%/yr

Latest (2025): $679 · +0.0% YoY. Source: county tax records.