403 E College St · Dyer, TN 38330

$130,000

3 bd · 2.0 ba · 2,272 sqft · SingleFamily public records · 176 Days on market

Built 1947 1.50 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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Appreciation +5.8/10.0
• 1% rule +4.6/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Say hello to 403 E. College Street, located in Dyer, TN! This charming home has two bedrooms and one bathroom and features a sizeable unfinished attic and basement! 403 E. College has eclectic qualities for all that enjoy that cozy, vintage feel. Don't miss out on this opportunity. Call us today!

Key facts

• Partially fenced
• 3 outbuildings
• Large lot

Tags

• LARGE LOT
• PARTIALLY FENCED
• 3 OUTBUILDINGS
• GREAT LOCATION NEAR SCHOOLS
• GREAT LOCATION NEAR SHOPPING

Property features AI

Exterior

• Parking: 2-car garage; 2-car carport; 4 parking spaces total
• Utilities: Public water
• Home design: Single family residence; Two levels / 2-story
• Construction: Vinyl siding; Block foundation
• Exterior features: Deck; Front porch; Chain link fencing around back yard; Rolling slope lot; Asphalt road frontage on a public maintained city street

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood; Laminate; Linoleum; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Unfinished basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $125k (4.1% below list).
• Recommended offer: $114k (12.0% 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-, 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 $3k of equity ($899 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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: 0.96% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 8.7

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: 8.2%
• Equity multiple: 1.43×
• Total profit: $15,666
• Equity at exit: $48,339

10-year hold

• IRR: 11.7%
• Equity multiple: 2.51×
• Total profit: $54,946
• Equity at exit: $67,421

Cash invested: $36,400 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $150

Break-even live

Break-even rent $1,058

Max offer price $130,000

Occupancy floor 83%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $130,000 Active 176 DOM
2. 2026-06-17
   days on market $130,000 Active 175 DOM
3. 2026-06-16
   days on market $130,000 Active 174 DOM
4. 2026-06-15
   days on market $130,000 Active 173 DOM
5. 2026-06-13
   days on market $130,000 Active 171 DOM
6. 2026-06-12
   days on market $130,000 Active 170 DOM
7. 2026-06-09
   days on market $130,000 Active 167 DOM
8. 2026-06-08
   days on market $130,000 Active 166 DOM
9. 2026-06-08
   days on market $130,000 Active 165 DOM
10. 2026-06-07
    days on market $130,000 Active 164 DOM
11. 2026-06-03
    days on market $130,000 Active 161 DOM
12. 2026-06-02
    days on market $130,000 Active 160 DOM
13. 2026-06-01
    days on market $130,000 Active 159 DOM
14. 2026-05-31
    days on market $130,000 Active 158 DOM
15. 2026-03-03
    price $130,000
16. 2026-01-29
    price $140,900
17. 2025-12-23
    listed $149,900 Active
18. 2023-08-29
    soldstatus $125,000
19. 2023-08-28
    soldstatus $125,000 Closed 297-char remark

    Show marketing remark (295 chars)

    Say hello to 403 E. College Street, located in Dyer, TN! This charming has three bedrooms and two bathrooms and features a sizeable unfinished attic and basement! 403 E. College has eclectic qualities for all that enjoy that cozy, vintage feel. Don't miss out on this opportunity, call us today!

20. 2023-08-28
    soldstatus $125,000 Closed 295-char remark

    Show marketing remark (295 chars)

    Say hello to 403 E. College Street, located in Dyer, TN! This charming has three bedrooms and two bathrooms and features a sizeable unfinished attic and basement! 403 E. College has eclectic qualities for all that enjoy that cozy, vintage feel. Don't miss out on this opportunity, call us today!

21. 2023-08-17
    historical 295-char remark

    Show marketing remark (295 chars)

    Say hello to 403 E. College Street, located in Dyer, TN! This charming has three bedrooms and two bathrooms and features a sizeable unfinished attic and basement! 403 E. College has eclectic qualities for all that enjoy that cozy, vintage feel. Don't miss out on this opportunity, call us today!

22. 2023-07-13
    status Pending 297-char remark

    Show marketing remark (295 chars)

    Say hello to 403 E. College Street, located in Dyer, TN! This charming has three bedrooms and two bathrooms and features a sizeable unfinished attic and basement! 403 E. College has eclectic qualities for all that enjoy that cozy, vintage feel. Don't miss out on this opportunity, call us today!

23. 2023-07-13
    status Pending 295-char remark

    Show marketing remark (295 chars)

    Say hello to 403 E. College Street, located in Dyer, TN! This charming has three bedrooms and two bathrooms and features a sizeable unfinished attic and basement! 403 E. College has eclectic qualities for all that enjoy that cozy, vintage feel. Don't miss out on this opportunity, call us today!

24. 2023-06-21
    listed $129,000 Active 297-char remark

    Show marketing remark (295 chars)

    Say hello to 403 E. College Street, located in Dyer, TN! This charming has three bedrooms and two bathrooms and features a sizeable unfinished attic and basement! 403 E. College has eclectic qualities for all that enjoy that cozy, vintage feel. Don't miss out on this opportunity, call us today!

25. 2023-06-21
    listed $129,000 Active 295-char remark

    Show marketing remark (295 chars)

    Say hello to 403 E. College Street, located in Dyer, TN! This charming has three bedrooms and two bathrooms and features a sizeable unfinished attic and basement! 403 E. College has eclectic qualities for all that enjoy that cozy, vintage feel. Don't miss out on this opportunity, call us today!

26. 2023-06-16
    soldstatus $54,560
27. 2001-10-30
    soldstatus $50,000

ⓘ 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: $1,196 · $100/mo
• Projected year-2 tax: $1,196 · $100/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: $14,966
• − Mortgage interest: −$7,282
• − Property taxes: −$1,196
• − Insurance: −$650
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$3,782
• Taxable loss: −$339
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $1,877/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

+160.0% since first listed

13 events — show timeline

• 2026-03-03 Price Changed $130,000 CWTAR
• 2026-01-29 Price Changed $140,900 CWTAR
• 2025-12-23 Listed $149,900 CWTAR
• 2023-08-29 Sold (Public Records) $125,000 Public Records
• 2023-08-28 Sold (MLS) $125,000 CWTAR
• 2023-08-28 Sold (MLS) $125,000 RRAR as distributed by MLS GRID
• 2023-08-17 Delisted — CWTAR
• 2023-07-13 Pending — RRAR as distributed by MLS GRID
• 2023-07-13 Pending — CWTAR
• 2023-06-21 Listed $129,000 CWTAR
• 2023-06-21 Listed $129,000 RRAR as distributed by MLS GRID
• 2023-06-16 Sold (Public Records) $54,560 Public Records
• 2001-10-30 Sold (Public Records) $50,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,196 · +68.5% YoY. Source: county tax records.