1323 Old Stage Rd · Charlotte, TN 37036

$200,000

1 bd · 1.0 ba · 628 sqft · SingleFamily public records · 103 Days on market

Built 1968 2.88 ac lot

---

Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +8.9/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks MLS

1 day's showing notice, please. Nearly 3 acres, with a pond. An ideal layout for horses, recreation, or future expansion. Room to add additional structures, or a bigger barn. Home is quiet and needs some upgrades. Convenient to all of Dickson's amenities while still being tucked away. Come see the potential and the lifestyle this property offers.

Key facts

• Nearly 3 acres
• 2.88 acre lot
• 5 parking spots

Tags

• NEARLY 3 ACRES
• WELCOMING FRONT PORCH

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (34.5% below list).
• Recommended offer: $131k (34.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.5% in Charlotte — 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 65/100 on livability (#141 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, amenities F, commute F.
• Dickson County (rural): math 30% / reading 33% proficiency, ranked #39 of 139 in TN (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 59 active listings in the ZIP; 376 units permitted in Dickson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Dickson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,036 (34.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 12.7

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: 21.8%
• Equity multiple: 2.76×
• Total profit: $98,600
• Equity at exit: $180,176

10-year hold

• IRR: 19.6%
• Equity multiple: 6.33×
• Total profit: $298,218
• Equity at exit: $388,556

Cash invested: $56,000 (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 37036

• Home prices YoY: 11.6%
• Active inventory: 59
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-161

Break-even live

Break-even rent $1,514

Max offer price $171,624

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-104	+0% $-161	+5% $-217	+10% $-274
Rent	-10% $-264	-5% $-212	+0% $-161	+5% $-109	+10% $-57
Rate	-1.0pp $-60	-0.5pp $-110	base $-161	+0.5pp $-212	+1.0pp $-265

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $200,000 Active 103 DOM
2. 2026-06-18
   days on market $200,000 Active 100 DOM
3. 2026-06-17
   days on market $200,000 Active 99 DOM
4. 2026-06-16
   days on market $200,000 Active 98 DOM
5. 2026-06-15
   days on market $200,000 Active 97 DOM
6. 2026-06-13
   days on market $200,000 Active 95 DOM
7. 2026-06-13
   days on market $200,000 Active 94 DOM
8. 2026-06-09
   days on market $200,000 Active 91 DOM
9. 2026-06-08
   days on market $200,000 Active 90 DOM
10. 2026-06-07
    days on market $200,000 Active 89 DOM
11. 2026-06-05
    days on market $200,000 Active 86 DOM
12. 2026-06-03
    days on market $200,000 Active 85 DOM
13. 2026-06-02
    days on market $200,000 Active 84 DOM
14. 2026-06-01
    days on market $200,000 Active 83 DOM
15. 2026-05-31
    days on market $200,000 Active 82 DOM
16. 2026-03-30
    price $200,000 349-char remark

    Show marketing remark (349 chars)

    1 day's showing notice, please. Nearly 3 acres, with a pond. An ideal layout for horses, recreation, or future expansion. Room to add additional structures, or a bigger barn. Home is quiet and needs some upgrades. Convenient to all of Dickson's amenities while still being tucked away. Come see the potential and the lifestyle this property offers.

17. 2026-03-19
    status Active 349-char remark

    Show marketing remark (349 chars)

    1 day's showing notice, please. Nearly 3 acres, with a pond. An ideal layout for horses, recreation, or future expansion. Room to add additional structures, or a bigger barn. Home is quiet and needs some upgrades. Convenient to all of Dickson's amenities while still being tucked away. Come see the potential and the lifestyle this property offers.

18. 2026-03-07
    status Pending 349-char remark

    Show marketing remark (349 chars)

    1 day's showing notice, please. Nearly 3 acres, with a pond. An ideal layout for horses, recreation, or future expansion. Room to add additional structures, or a bigger barn. Home is quiet and needs some upgrades. Convenient to all of Dickson's amenities while still being tucked away. Come see the potential and the lifestyle this property offers.

19. 2026-02-26
    listed $210,000 Active 349-char remark

    Show marketing remark (349 chars)

    1 day's showing notice, please. Nearly 3 acres, with a pond. An ideal layout for horses, recreation, or future expansion. Room to add additional structures, or a bigger barn. Home is quiet and needs some upgrades. Convenient to all of Dickson's amenities while still being tucked away. Come see the potential and the lifestyle this property offers.

20. 2023-02-22
    soldstatus $190,000
21. 2023-02-17
    soldstatus $190,000 Closed 302-char remark

    Show marketing remark (302 chars)

    Country living but still a quick drive to the city. One look and you'll fall in love with this 2.88 acres lot with a 2 bed 1 bath stunning home with a great layout. The backyard has endless possibilities - don't wait to schedule, this one won't last! **Washer & dryer hook ups are being installed**

22. 2022-12-23
    historical Active Under Contract 302-char remark

    Show marketing remark (302 chars)

    Country living but still a quick drive to the city. One look and you'll fall in love with this 2.88 acres lot with a 2 bed 1 bath stunning home with a great layout. The backyard has endless possibilities - don't wait to schedule, this one won't last! **Washer & dryer hook ups are being installed**

23. 2022-12-15
    price $190,000 302-char remark

    Show marketing remark (302 chars)

    Country living but still a quick drive to the city. One look and you'll fall in love with this 2.88 acres lot with a 2 bed 1 bath stunning home with a great layout. The backyard has endless possibilities - don't wait to schedule, this one won't last! **Washer & dryer hook ups are being installed**

24. 2022-12-02
    listed $199,900 Active 302-char remark

    Show marketing remark (302 chars)

    Country living but still a quick drive to the city. One look and you'll fall in love with this 2.88 acres lot with a 2 bed 1 bath stunning home with a great layout. The backyard has endless possibilities - don't wait to schedule, this one won't last! **Washer & dryer hook ups are being installed**

25. 2022-07-01
    soldstatus $190,000
26. 2022-06-28
    soldstatus $190,000 Closed
27. 2022-05-31
    historical Active Under Contract
28. 2022-05-28
    listed $175,000 Active
29. 2021-01-29
    soldstatus $101,000
30. 2021-01-28
    soldstatus $101,000 Closed
31. 2020-12-20
    status Pending
32. 2020-12-16
    listed $100,000 Active
33. 1990-07-06
    soldstatus $29,000

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $1,420 · $118/mo
• Expected delta: +$656/yr (+$55/mo · 85.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 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: $15,724
• − Mortgage interest: −$11,203
• − Property taxes: −$764
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$5,818
• Taxable loss: −$5,577
• Est. tax savings @ 24.0%: +$1,338
• After-tax cash flow: $-589/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: Dickson County
• NCES district ID: 4701020
• Math proficiency: 30% ▼ -15.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $45,458
• Composite: 27.01/100
• National rank: #7064
• State rank: #39 of 139 in TN

Livability — Charlotte

• Score: 65/100
• State rank: #141
• US rank: #12873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,653

Population outlook (Dickson County) Hauer SSP2

• Today (2025): 55,013 people
• By 2030: 56,448 · +2.6%
• By 2040: 58,508 · +6.4%
• By 2050: 59,076 · +7.4%
• By 2075: 58,343 · +6.1%
• By 2100: 52,900 · -3.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 3% Black 3%
• Common ancestry: Serbian 3% Italian 2% Iranian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Dickson

• 2024 margin: Solid R (+51.9) · D 23.5% · R 75.4% · Other 1.1%
• 2008→2024 swing: -30.6pp toward R · 2008: -21.4pp · 2024: -51.9pp
• All cycles: 2024: R+51.9 2020: R+47.4 2016: R+45.6 2012: R+28.4 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.51%
• Current HPI: 369.6328
• 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

+589.7% since first listed

18 events — show timeline

• 2026-03-30 Price Changed $200,000 REALTRACS as Distributed by MLS Grid
• 2026-03-19 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-03-07 Pending — REALTRACS as Distributed by MLS Grid
• 2026-02-26 Listed $210,000 REALTRACS as Distributed by MLS Grid
• 2023-02-22 Sold (Public Records) $190,000 Public Records
• 2023-02-17 Sold (MLS) $190,000 REALTRACS as Distributed by MLS Grid
• 2022-12-23 Contingent — REALTRACS as Distributed by MLS Grid
• 2022-12-15 Price Changed $190,000 REALTRACS as Distributed by MLS Grid
• 2022-12-02 Listed $199,900 REALTRACS as Distributed by MLS Grid
• 2022-07-01 Sold (Public Records) $190,000 Public Records
• 2022-06-28 Sold (MLS) $190,000 REALTRACS as Distributed by MLS Grid
• 2022-05-31 Contingent — REALTRACS as Distributed by MLS Grid
• 2022-05-28 Listed $175,000 REALTRACS as Distributed by MLS Grid
• 2021-01-29 Sold (Public Records) $101,000 Public Records
• 2021-01-28 Sold (MLS) $101,000 REALTRACS as Distributed by MLS Grid
• 2020-12-20 Pending — REALTRACS as Distributed by MLS Grid
• 2020-12-16 Listed $100,000 REALTRACS as Distributed by MLS Grid
• 1990-07-06 Sold (Public Records) $29,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $764 · +0.0% YoY. Source: county tax records.