372 E Maple St · Dyer, TN 38330

$65,000

3 bd · 2.0 ba · 3,458 sqft · SingleFamily public records · 33 Days on market

Built 1924 0.61 ac lot ↓ 10% since listing

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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
• Appreciation +5.8/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity in a prime Dyer location! This 3-bedroom, 2-bath home offers approximately 1,886 sq ft with good bones throughout and plenty of upside for the right buyer. A portion of the home has already been remodeled, including one updated full bathroom, giving you a strong head start to finish the project your way. Interior improvements still needed include flooring, paint, cabinets, and general completion work, making this a great option for investors, renovators, or buyers looking to add value. The property also offers additional potential with extra space to the right side of the home, which may provide an opportunity for future subdivision or an additional homesite, subject to local ap

Key facts

• 0.61 acre lot
• Built 1924
• Listed 33 days

Tags

• UPDATED FULL BATHROOM
• EXTRA SPACE FOR SUBDIVISION

Property features AI

Finance

• Other: Living area about 1,886 square feet

Exterior

• Parking: No covered spaces or carport reported; No designated parking total reported
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One story; Historic construction
• Construction: Vinyl siding; Tile roof
• Exterior features: Porch; Balcony; Lot about 0.61 acres (approx. 117 x 219)

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Accessible entrance; Basement (other); Wood-burning fireplace (1)
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

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-, amenities F, commute 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.
• Zoned schools: Dyer Elementary (math 36% / reading 25%, grade F, #408 of 952 statewide, top 43%, 408 students, 0% FRL); Gibson County High School (math 27% / reading 37%, grade F, #56 of 332 statewide, top 20%, 449 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $1k of equity ($449 loan paydown + $1k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($63k) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.05% ✓
• Cap rate: 17.37%
• Cash-on-cash: 39.57%
• DSCR: 2.76
• GRM: 4.1

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: 43.0%
• Equity multiple: 3.27×
• Total profit: $41,323
• Equity at exit: $24,170

10-year hold

• IRR: 44.3%
• Equity multiple: 6.49×
• Total profit: $99,846
• Equity at exit: $33,710

Cash invested: $18,200 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$84 /mo · $1,009/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $600

Break-even live

Break-even rent $572

Max offer price $65,000

Occupancy floor 50%

Sensitivity live

Price	-10% $637	-5% $619	+0% $600	+5% $582	+10% $563
Rent	-10% $495	-5% $548	+0% $600	+5% $653	+10% $705
Rate	-1.0pp $633	-0.5pp $617	base $600	+0.5pp $583	+1.0pp $566

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $65,000 Active 33 DOM
2. 2026-06-18
   days on market $65,000 Active 31 DOM
3. 2026-06-17
   days on market $65,000 Active 30 DOM
4. 2026-06-16
   days on market $65,000 Active 29 DOM
5. 2026-06-15
   days on market $65,000 Active 28 DOM
6. 2026-06-13
   pricedays on market $65,000 Active 26 DOM
7. 2026-06-12
   days on market $69,900 Active 25 DOM
8. 2026-06-09
   days on market $69,900 Active 22 DOM
9. 2026-06-08
   days on market $69,900 Active 21 DOM
10. 2026-06-08
    days on market $69,900 Active 20 DOM
11. 2026-06-07
    days on market $69,900 Active 19 DOM
12. 2026-06-04
    price $69,900 Active 16 DOM
13. 2026-06-03
    days on market $76,000 Active 16 DOM
14. 2026-06-02
    days on market $76,000 Active 15 DOM
15. 2026-06-01
    days on market $76,000 Active 14 DOM
16. 2026-05-31
    days on market $76,000 Active 13 DOM
17. 2026-05-21
    price $76,000
18. 2026-05-19
    listed $84,000 Active

ⓘ 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: $1,009 · $84/mo
• Projected year-2 tax: $1,009 · $84/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $15,983
• − Mortgage interest: −$3,641
• − Property taxes: −$1,009
• − Insurance: −$325
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$1,891
• Taxable income: $6,560
• Est. tax owed @ 24.0%: −$1,574
• After-tax cash flow: $5,628/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

-9.5% since first listed

2 events — show timeline

• 2026-05-21 Price Changed $76,000 REALTRACS as Distributed by MLS Grid
• 2026-05-19 Listed $84,000 REALTRACS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $1,009 · +68.4% YoY. Source: county tax records.