216 S Poplar St · Dyer, TN 38330

$110,000

2 bd · 1.0 ba · 1,130 sqft · SingleFamily public records · 68 Days on market

Built 1942 0.56 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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Appreciation +5.8/10.0
• 1% rule +3.9/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming and full of character, this inviting home at 216 S. Poplar in Dyer offers a versatile enclosed entry that can easily serve as a bright sunroom. Beautiful hardwood floors add warmth and shine throughout the living spaces. Situated on a spacious half-acre lot, there's plenty of room for outdoor activities, gardening, or simply relaxing. Whether you're a first-time buyer or looking for an investment opportunity, this property offers great potential. Schedule your showing today!

Key facts

• Half-acre lot
• Enclosed entry
• Hardwood floors

Tags

• ENCLOSED ENTRY
• HARDWOOD FLOORS
• HALF-ACRE LOT

Property features AI

Exterior

• Parking: Total of 2 parking spaces; 1 covered carport space; Open parking (2 spaces)
• Security: Smoke detectors
• Utilities: Public water; Public sewer (connected); Water connected; Sewer available
• Home design: Single-family residence; One story; Raised foundation
• Construction: Metal roof; Other construction materials; Raised foundation; Built as a one-story home
• Exterior features: Awnings; Level lot; Asphalt road frontage on a public maintained city street

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Cedar closets; Ceiling fans; Central vacuum; Eat-in kitchen; Entrance foyer; Blinds; Wood window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/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 $98k (11.0% below list).
• Recommended offer: $98k (11.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#234 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Gibson County Sp District (rural): math 47% / reading 39% proficiency, ranked #11 of 139 in TN (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 155 units permitted in Gibson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($761 loan paydown + $2k appreciation (1.6% local appreciation)).
• Gibson County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $110k implies a 273% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,879 (11.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.38×
• Total profit: $11,756
• Equity at exit: $40,903

10-year hold

• IRR: 10.9%
• Equity multiple: 2.40×
• Total profit: $43,187
• Equity at exit: $57,048

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 38330

• Home prices YoY: 0.9%
• Active inventory: 28
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $979 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $103

Break-even live

Break-even rent $848

Max offer price $110,000

Occupancy floor 84%

Sensitivity live

Price	-10% $166	-5% $135	+0% $103	+5% $72	+10% $41
Rent	-10% $26	-5% $65	+0% $103	+5% $142	+10% $181
Rate	-1.0pp $159	-0.5pp $131	base $103	+0.5pp $75	+1.0pp $46

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 20 events

1. 2026-06-21
   days on market $110,000 Active 68 DOM
2. 2026-06-18
   days on market $110,000 Active 66 DOM
3. 2026-06-17
   days on market $110,000 Active 65 DOM
4. 2026-06-16
   days on market $110,000 Active 64 DOM
5. 2026-06-16
   price $110,000 Active 63 DOM
6. 2026-06-15
   days on market $120,000 Active 63 DOM
7. 2026-06-13
   days on market $120,000 Active 61 DOM
8. 2026-06-12
   days on market $120,000 Active 60 DOM
9. 2026-06-09
   days on market $120,000 Active 57 DOM
10. 2026-06-08
    days on market $120,000 Active 56 DOM
11. 2026-06-08
    days on market $120,000 Active 55 DOM
12. 2026-06-07
    days on market $120,000 Active 54 DOM
13. 2026-06-03
    days on market $120,000 Active 51 DOM
14. 2026-06-02
    days on market $120,000 Active 50 DOM
15. 2026-06-01
    days on market $120,000 Active 49 DOM
16. 2026-05-31
    days on market $120,000 Active 48 DOM
17. 2026-04-13
    listed $120,000 Active
18. 2005-05-23
    soldstatus $29,500
19. 2005-04-15
    soldstatus $24,000
20. 2000-04-14
    soldstatus $32,000

ⓘ 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: $565 · $47/mo
• Projected year-2 tax: $781 · $65/mo
• Expected delta: +$216/yr (+$18/mo · 38.2%)

ⓘ 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 ≥109°F today · 20 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: $11,745
• − Mortgage interest: −$6,162
• − Property taxes: −$565
• − Insurance: −$550
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$3,200
• Taxable loss: −$611
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $1,388/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: Gibson County Sp District
• NCES district ID: 4701400
• Math proficiency: 47% ▼ -13.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $47,868
• Composite: 36.82/100
• National rank: #4565
• State rank: #11 of 139 in TN

Livability — Dyer

• Score: 62/100
• State rank: #234
• US rank: #17246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dyer, TN
• Population (ZIP): 3,938

Population outlook (Gibson County) Hauer SSP2

• Today (2025): 48,793 people
• By 2030: 48,221 · -1.2%
• By 2040: 46,793 · -4.1%
• By 2050: 44,909 · -8.0%
• By 2075: 40,191 · -17.6%
• By 2100: 33,574 · -31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 12% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Serbian 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Gibson

• 2024 margin: Solid R (+52.0) · D 23.6% · R 75.5%
• 2008→2024 swing: -23.2pp toward R · 2008: -28.8pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+47.0 2016: R+43.8 2012: R+32.1 2008: R+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.58%
• Current HPI: 184.9194
• 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

+275.0% since first listed

4 events — show timeline

• 2026-04-13 Listed $120,000 CWTAR
• 2005-05-23 Sold (Public Records) $29,500 Public Records
• 2005-04-15 Sold (Public Records) $24,000 Public Records
• 2000-04-14 Sold (Public Records) $32,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $565 · +154.5% YoY. Source: county tax records.