161 Cooper Rd · Dresden, TN 38225

$22,500

2 bd · 1.0 ba · 920 sqft · SingleFamily public records · 12 Days on market

Built 1978 6,098 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 +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for investors, renovators, or buyers looking for a project property with potential. This single-level home sits on a grassy lot with mature trees, a covered carport, and a small covered entry/porch area. The exterior features a metal roof, red trim, and a spacious yard with room for cleanup, landscaping, or future improvements.

Key facts

• Small covered entry
• Metal roof
• Covered carport

Tags

• SINGLE-LEVEL HOME
• GRASSY LOT
• MATURE TREES
• COVERED CARPORT
• SMALL COVERED ENTRY
• METAL ROOF

Property features AI

Finance

• Other: Living area reported as 920 (source: owner)

Exterior

• Parking: Attached carport with 1 covered space (total 1 parking space)
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One level
• Construction: Metal roof; Construction materials: Other; Foundation: Other; Year built detail: Model
• Exterior features: Lot approximately 0.14 acres (dimensions 50 x 345)

Interior

• Kitchen: No built-in appliances listed
• Bedrooms: 2 bedrooms (both on main level) — approx. 12x12 and 10x12
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating system listed; Has cooling (type: Other)
• Interior features: Redecorated; Crawl space basement
• Laundry & utility: Water heater noted as energy-efficient feature

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($872 rent vs $22k).

Location & tenants

• Location reads 66/100 on livability (#111 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: health & safety C-, employment D, amenities F.
• Weakley County (rural): math 34% / reading 38% proficiency, ranked #32 of 139 in TN (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dresden Elementary (math 47% / reading 37%, grade F, #191 of 952 statewide, top 22%, 467 students, 0% FRL); Dresden High School (math 27% / reading 32%, grade F, #86 of 332 statewide, top 27%, 314 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: 31 active listings in the ZIP; 69 units permitted in Weakley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $156 of loan paydown is wiped out by about $675 of value loss. Plan a longer hold.
• Weakley County population projected at -20% 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 $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $14k; list at $22k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,500

Questions for the listing agent

1. Built in 1978 — 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: 3.87% ✓
• Cap rate: 34.95%
• Cash-on-cash: 102.36%
• DSCR: 5.55
• GRM: 2.2

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: —
• Equity multiple: 5.86×
• Total profit: $30,591
• Equity at exit: $3,355

10-year hold

• IRR: —
• Equity multiple: 12.23×
• Total profit: $70,753
• Equity at exit: $1,945

Cash invested: $6,300 (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 38225

• Home prices YoY: -5.5%
• Active inventory: 31
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $872 medium
• Mortgage (P&I): −$118
• Tax from tax record: −$24 /mo · $286/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $537

Break-even live

Break-even rent $191

Max offer price $22,500

Occupancy floor 33%

Sensitivity live

Price	-10% $550	-5% $544	+0% $537	+5% $531	+10% $525
Rent	-10% $469	-5% $503	+0% $537	+5% $572	+10% $606
Rate	-1.0pp $549	-0.5pp $543	base $537	+0.5pp $532	+1.0pp $526

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: $5,625
• Closing costs: $675
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   statusdays on market $22,500 Pending 12 DOM
2. 2026-06-18
   days on market $22,500 Active 11 DOM
3. 2026-06-17
   days on market $22,500 Active 10 DOM
4. 2026-06-16
   days on market $22,500 Active 9 DOM
5. 2026-06-15
   days on market $22,500 Active 8 DOM
6. 2026-06-14
   days on market $22,500 Active 6 DOM
7. 2026-06-13
   price $22,500 Active 5 DOM
8. 2026-06-12
   days on market $25,000 Active 5 DOM
9. 2026-06-09
   days on market $25,000 Active 2 DOM
10. 2026-06-07
    remarks 347-char remark
11. 2026-06-07
    listed $25,000 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: $286 · $24/mo
• Projected year-2 tax: $286 · $24/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 5/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,459
• − Mortgage interest: −$1,260
• − Property taxes: −$286
• − Insurance: −$112
• − Repairs & maintenance: −$837
• − Management: −$837
• − Depreciation: −$655
• Taxable income: $6,473
• Est. tax owed @ 24.0%: −$1,553
• After-tax cash flow: $4,895/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: Weakley County
• NCES district ID: 4704470
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 38% ▼ -2.00%
• Median HH income: $35,389
• Composite: 29.77/100
• National rank: #6434
• State rank: #32 of 139 in TN

Livability — Dresden

• Score: 66/100
• State rank: #111
• US rank: #11253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dresden, TN
• Population (ZIP): 6,183

Population outlook (Weakley County) Hauer SSP2

• Today (2025): 31,862 people
• By 2030: 30,688 · -3.7%
• By 2040: 27,935 · -12.3%
• By 2050: 25,485 · -20.0%
• By 2075: 21,080 · -33.8%
• By 2100: 18,214 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%

Political lean MEDSL · Weakley

• 2024 margin: Solid R (+58.4) · D 20.3% · R 78.7%
• 2008→2024 swing: -27.2pp toward R · 2008: -31.1pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.7 2016: R+51.4 2012: R+41.0 2008: R+31.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.59%
• Current HPI: 248.5832
• 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

+78.6% since first listed

2 events — show timeline

• 2026-06-07 Listed $25,000 REALTRACS as Distributed by MLS Grid
• 1998-05-21 Sold (Public Records) $14,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $286 · +8.8% YoY. Source: county tax records.