112 N Grayson St · Newbern, TN 38059

$125,000

5 bd · 3.0 ba · 2,410 sqft · SingleFamily public records · 16 Days on market

Built 1924 0.42 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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• 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

112 N Grayson St, Newbern, TN 38059 offers 5 bedrooms and 1.5 baths across 2,410 sq ft of living space. Recently updated with a new roof and fully upgraded electrical and plumbing systems. The HVAC system and ductwork are brand new for improved efficiency. Spacious layout with great potential for customization. Property sold AS-IS

Key facts

• New ductwork
• New roof
• 0.42 acre lot

Tags

• NEW ROOF
• FULLY UPGRADED ELECTRICAL
• FULLY UPGRADED PLUMBING
• BRAND NEW HVAC SYSTEM
• NEW DUCTWORK

Property features AI

Exterior

• Parking: No designated covered or total parking spaces listed
• Utilities: Electricity available; Water available; Public water; Public sewer
• Home design: Single-family residential home; One level
• Construction: Wood siding exterior; Existing structure (year built listed as existing)
• Exterior features: Lot approximately 0.42 acres (101 x 185 irregular); Public water and public sewer available

Interior

• Kitchen: Kitchen (approx. 14x16)
• Bedrooms: 5 bedrooms total; 1 bedroom on the main level; Bedroom sizes include 16x18, 12x13, 12x12, 11x12
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling; Additional heating/cooling: Other
• Interior features: No basement; Wood and laminate flooring; Energy-efficient windows
• Laundry & utility: No appliances listed

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: amenities F, commute F, employment 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.
• Zoned schools: Newbern Elementary School (math 39% / reading 33%, grade F, #305 of 952 statewide, top 32%, 561 students, 0% FRL); Dyer County High School (math 21% / reading 48%, grade F, #41 of 332 statewide, top 15%, 1,070 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $864 of loan paydown is wiped out by about $4k 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

• It's been on market 16 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — 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: 1.06% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 7.8

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,698
• Equity at exit: $18,638

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $22,291
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,328 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$50 /mo · $596/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $292

Break-even live

Break-even rent $959

Max offer price $125,000

Occupancy floor 73%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $125,000 Active 16 DOM
2. 2026-06-18
   days on market $125,000 Active 15 DOM
3. 2026-06-17
   days on market $125,000 Active 14 DOM
4. 2026-06-16
   days on market $125,000 Active 13 DOM
5. 2026-06-15
   pricedays on market $125,000 Active 12 DOM
6. 2026-06-14
   days on market $130,000 Active 10 DOM
7. 2026-06-12
   days on market $130,000 Active 9 DOM
8. 2026-06-09
   days on market $130,000 Active 6 DOM
9. 2026-06-08
   days on market $130,000 Active 5 DOM
10. 2026-06-07
    days on market $130,000 Active 4 DOM
11. 2026-06-07
    days on market $130,000 Active 3 DOM
12. 2026-06-03
    remarks 332-char remark
13. 2026-06-03
    listed $130,000 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: $596 · $50/mo
• Projected year-2 tax: $888 · $74/mo
• Expected delta: +$292/yr (+$24/mo · 48.9%)

ⓘ 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 9% 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: $15,939
• − Mortgage interest: −$7,002
• − Property taxes: −$596
• − Insurance: −$625
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$3,636
• Taxable income: $1,530
• Est. tax owed @ 24.0%: −$367
• After-tax cash flow: $3,138/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

• 2026-06-03 Listed $130,000 REALTRACS as Distributed by MLS Grid

Property tax history

-0.6%/yr

Latest (2025): $596 · +5.5% YoY. Source: county tax records.