214 Sycamore St · Newbern, TN 38059

$110,000

2 bd · 2.0 ba · 1,424 sqft · SingleFamily public records · 7 Days on market

Built 1955 Est $124k · 11% 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 +23.0/30.0
• ARV discount +12.5/15.0
• DSCR +7.4/10.0
• 1% rule +4.9/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

I bought the house as fixer upper to live in, it had belonged to a friend who passed I was going to keep it as my home, but I am not used to living in town. It is move on ready. It has all new floors paint, it shows the upstairs where the blue bed spread is and the downstairs, there& apos; s not a picture of the master bedroom and downstairs bath room will add that no, I& apos; ll add a picture of the outside the outside needs porch work. And painting and I had an estimate for the porch work, and it was not bad. But the house is move in ready. I am living in it has a brand new central heat and there , with a nine year warranty brand new water heater , all new floors , new floor jo

Key facts

• New floors
• Brand new stove
• Move in ready

Tags

• MOVE IN READY
• NEW FLOORS
• BRAND NEW CENTRAL HEAT
• BRAND NEW WATER HEATER
• TREATED FOR TERMITES
• BRAND NEW STOVE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/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 $108k (1.5% below list).
• Recommended offer: $108k (1.5% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 3.9% in Newbern — 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 69/100 on livability (#75 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• 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.
• Market conditions: 34 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 $761 of loan paydown is wiped out by about $3k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $108,355 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.41%
• Cash-on-cash: 7.57%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $123,888
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 N Grayson St	0.38mi	3/2.0 (+1)	1,472 (+3%)	1mo	$160,000	$109	71
309 N Grayson St	0.40mi	3/— (+1)	1,424 (0%)	8mo	$12,000	$8	70
521 Main St. St E	0.35mi	2/1.0	1,370 (-4%)	8mo	$35,000	$26	67
621 East Main Street St	0.54mi	3/2.0 (+1)	1,372 (-4%)	8mo	$67,000	$49	57
302 Flora Cir	0.67mi	3/2.0 (+1)	1,504 (+6%)	6mo	$223,000	$148	49
405 W Main St	0.63mi	2/1.0	1,563 (+10%)	15mo	$135,500	$87	38
322 Jones St	0.48mi	3/1.0 (+1)	1,595 (+12%)	14mo	$154,000	$97	37

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-5,487
• Equity at exit: $16,401

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $10,985
• Equity at exit: $9,511

Cash invested: $30,800 (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 38059

• Home prices YoY: -11.8%
• Active inventory: 34
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $194

Break-even live

Break-even rent $837

Max offer price $110,000

Occupancy floor 77%

Sensitivity live

Price	-10% $257	-5% $226	+0% $194	+5% $163	+10% $132
Rent	-10% $109	-5% $152	+0% $194	+5% $237	+10% $280
Rate	-1.0pp $250	-0.5pp $222	base $194	+0.5pp $166	+1.0pp $137

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $110,000 Active 7 DOM
2. 2026-06-18
   days on market $110,000 Active 6 DOM
3. 2026-06-17
   days on market $110,000 Active 5 DOM
4. 2026-06-16
   days on market $110,000 Active 4 DOM
5. 2026-06-15
   days on market $110,000 Active 3 DOM
6. 2026-06-13
   remarks 691-char remark
7. 2026-06-13
   listed $110,000 Active 1 DOM

ⓘ 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: $467 · $39/mo
• Projected year-2 tax: $781 · $65/mo
• Expected delta: +$314/yr (+$26/mo · 67.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,003
• − Mortgage interest: −$6,162
• − Property taxes: −$467
• − Insurance: −$550
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$3,200
• Taxable income: $543
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $2,202/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 — Newbern

• Score: 69/100
• State rank: #75
• US rank: #9033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newbern, TN
• Population (ZIP): 8,822

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 (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 7% Black 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 6% Lithuanian 6% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -28.08%
• Current HPI: 209.849
• 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

1 event — show timeline

• 2026-06-13 Listed $110,000 FSBO.com

Property tax history

-0.2%/yr

Latest (2025): $467 · +10.4% YoY. Source: county tax records.