605 E Main St · Newbern, TN 38059

$70,000

3 bd · 1.0 ba · 2,638 sqft · SingleFamily public records · 2 Days on market

Built 1960 9,583 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Charming 3-bed, 2-bath home with a spacious covered front porch, mature landscaping, and peaceful tree-lined setting. Inside features a large kitchen with ample cabinetry and stainless steel appliances, plus a cozy living area with wood flooring and natural light. Comfortable layout with classic finishes and plenty of potential to make it your own.

Key facts

• Covered front porch
• Ample cabinetry
• Large kitchen

Tags

• COVERED FRONT PORCH
• MATURE LANDSCAPING
• TREE-LINED SETTING
• LARGE KITCHEN
• AMPLE CABINETRY
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Property listed as residential, single family residence

Exterior

• Parking: 4 total parking spaces; Attached garage (garage faces front) with 1 garage space; 1 carport space
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Natural gas available; Cable available
• Home design: Single family residence; Two levels (2 stories); Raised foundation
• Construction: Metal roof
• Exterior features: Front porch; Patio; Wood fencing

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms (including 2 on the main level)
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Gas log masonry fireplace; Rain gutters; 7 total rooms
• Laundry & utility: Main-level laundry area with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 15.8% 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 $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $70k implies a 55% gain — meaningful room to come down on a strong offer.

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 $70,000

Questions for the listing agent

1. Built in 1960 — 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: 1.89% ✓
• Cap rate: 15.85%
• Cash-on-cash: 34.12%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.5%
• Equity multiple: 2.23×
• Total profit: $24,168
• Equity at exit: $10,437

10-year hold

• IRR: 36.8%
• Equity multiple: 4.41×
• Total profit: $66,831
• Equity at exit: $6,052

Cash invested: $19,600 (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 38059

• Home prices YoY: -11.8%
• Active inventory: 34
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $557

Break-even live

Break-even rent $615

Max offer price $70,000

Occupancy floor 53%

Sensitivity live

Price	-10% $597	-5% $577	+0% $557	+5% $537	+10% $518
Rent	-10% $453	-5% $505	+0% $557	+5% $609	+10% $662
Rate	-1.0pp $592	-0.5pp $575	base $557	+0.5pp $539	+1.0pp $521

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-14
   status Pending
2. 2026-05-07
   listed $70,000 Active
3. 2010-09-30
   soldstatus $45,100
4. 2006-02-02
   soldstatus $78,500
5. 2005-06-07
   soldstatus $73,500
6. 2002-07-16
   soldstatus $56,000

ⓘ 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: $1,073 · $89/mo
• Projected year-2 tax: $1,073 · $89/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $15,842
• − Mortgage interest: −$3,921
• − Property taxes: −$1,073
• − Insurance: −$350
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$2,036
• Taxable income: $5,926
• Est. tax owed @ 24.0%: −$1,422
• After-tax cash flow: $5,264/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

+25.0% since first listed

6 events — show timeline

• 2026-05-14 Pending — CWTAR
• 2026-05-07 Listed $70,000 CWTAR
• 2010-09-30 Sold (Public Records) $45,100 Public Records
• 2006-02-02 Sold (Public Records) $78,500 Public Records
• 2005-06-07 Sold (Public Records) $73,500 Public Records
• 2002-07-16 Sold (Public Records) $56,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,073 · +72.8% YoY. Source: county tax records.