1955 Highway 49 E · Charlotte, TN 37036

$149,900

2 bd · 2.0 ba · 1,229 sqft · SingleFamily public records · 25 Days on market

Built 1984 1.00 ac lot Est $279k · 46% under

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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 +27.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• 1% rule +6.5/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Vacation at home** cute cabin style home on wooded lot** loft** Open floor plan with Rock firepleace** 2 BR's** Washer/Dryer stays*** nice level wooded lot*

Key facts

• Plenty of storage
• Large backyard shed
• 1 acre lot

Tags

• LARGE BACKYARD SHED
• PLENTY OF STORAGE

Property features AI

Finance

• Other: Property sits on approximately 1 acre
• HOA & community: Pets allowed

Exterior

• Utilities: Public water; Septic tank sewer; Electricity available
• Home design: Single-family residence; One story
• Construction: Wood siding
• Exterior features: Covered porch

Interior

• Kitchen: Refrigerator included
• Bedrooms: 2 bedrooms (1 bedroom on the main level); Bedroom sizes approximately 18 x 11 and 11 x 11
• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Crawl space basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Charlotte Elementary (math 32% / reading 30%, grade F, #400 of 952 statewide, top 43%, 616 students, 0% FRL); Charlotte Middle School (math 30% / reading 25%, grade F, #122 of 333 statewide, top 38%, 436 students, 0% FRL); Creek Wood High School (math 22% / reading 39%, grade F, #75 of 332 statewide, top 24%, 933 students, 0% FRL) — zoned schools average 0% FRL vs 45% district-wide (45 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Dickson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.
• Current owner paid $80k; list at $150k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.87%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $278,983
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2027 Highway 49 E	0.15mi	3/2.0 (+1)	1,264 (+3%)	18mo	$257,000	$203	68
185 B Y Brown Rd	0.49mi	3/1.5 (+1)	1,098 (-11%)	15mo	$248,900	$227	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.7%
• Equity multiple: 3.63×
• Total profit: $110,255
• Equity at exit: $135,042

10-year hold

• IRR: 29.1%
• Equity multiple: 8.20×
• Total profit: $302,039
• Equity at exit: $291,223

Cash invested: $41,972 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,722 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$62 /mo · $742/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $450

Break-even live

Break-even rent $1,152

Max offer price $149,900

Occupancy floor 69%

Sensitivity live

Price	-10% $535	-5% $493	+0% $450	+5% $408	+10% $365
Rent	-10% $314	-5% $382	+0% $450	+5% $518	+10% $586
Rate	-1.0pp $526	-0.5pp $488	base $450	+0.5pp $411	+1.0pp $372

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $149,900 Active 25 DOM
2. 2026-06-18
   days on market $149,900 Active 22 DOM
3. 2026-06-17
   days on market $149,900 Active 21 DOM
4. 2026-06-16
   days on market $149,900 Active 20 DOM
5. 2026-06-15
   days on market $149,900 Active 19 DOM
6. 2026-06-13
   days on market $149,900 Active 17 DOM
7. 2026-06-13
   days on market $149,900 Active 16 DOM
8. 2026-06-09
   days on market $149,900 Active 13 DOM
9. 2026-06-08
   days on market $149,900 Active 12 DOM
10. 2026-06-07
    days on market $149,900 Active 11 DOM
11. 2026-06-05
    days on market $149,900 Active 8 DOM
12. 2026-06-03
    days on market $149,900 Active 7 DOM
13. 2026-06-02
    days on market $149,900 Active 6 DOM
14. 2026-06-01
    days on market $149,900 Active 5 DOM
15. 2026-05-31
    days on market $149,900 Active 4 DOM
16. 2026-05-27
    listed $149,900 Active
17. 2015-07-24
    soldstatus $80,000
18. 2015-07-23
    status Pending 156-char remark

    Show marketing remark (156 chars)

    Vacation at home** cute cabin style home on wooded lot** loft** Open floor plan with Rock firepleace** 2 BR's** Washer/Dryer stays*** nice level wooded lot*

19. 2015-07-23
    soldstatus $80,000 Closed 156-char remark

    Show marketing remark (156 chars)

    Vacation at home** cute cabin style home on wooded lot** loft** Open floor plan with Rock firepleace** 2 BR's** Washer/Dryer stays*** nice level wooded lot*

20. 2015-06-16
    listed $98,000 Active 156-char remark

    Show marketing remark (156 chars)

    Vacation at home** cute cabin style home on wooded lot** loft** Open floor plan with Rock firepleace** 2 BR's** Washer/Dryer stays*** nice level wooded lot*

ⓘ 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: $742 · $62/mo
• Projected year-2 tax: $1,064 · $89/mo
• Expected delta: +$322/yr (+$27/mo · 43.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $20,666
• − Mortgage interest: −$8,397
• − Property taxes: −$742
• − Insurance: −$750
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$4,361
• Taxable income: $3,110
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $4,655/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

+53.0% since first listed

5 events — show timeline

• 2026-05-27 Listed $149,900 REALTRACS as Distributed by MLS Grid
• 2015-07-24 Sold (Public Records) $80,000 Public Records
• 2015-07-23 Pending — REALTRACS as Distributed by MLS Grid
• 2015-07-23 Sold (MLS) $80,000 REALTRACS as Distributed by MLS Grid
• 2015-06-16 Listed $98,000 REALTRACS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $742 · +0.0% YoY. Source: county tax records.