141 General Buckner Dr · Dover, TN 37058

$205,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 183 Days on market

Built 2000 7,840 sqft lot

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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).

• Cash flow +14.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover this charming well maintained log cabin located in a lake community, perfect for weekend getaways, vacation home or an ideal investment property. This inviting 3BR 2BA retreat features an open floorplan, complemented by a loft adding additional space and charm to the cabin. The property sits on a level to gently sloping lot providing easy access to the fenced backyard. Step outside on the deck overlooking the backyard that feels like a park setting - ideal for relaxation, entertaining or enjoying nature. . In addition, a storage building conveys for additional storage. Located just minutes from the lake, this property offers access to a variety of outdoor activities including fishing, hunting, hiking, boat or other numerous activities . Whether you are looking for adventure or relaxation, this log home offers the perfect blend of comfort, nature and convenience.

Key facts

• Walking distance
• Front porch
• Waterfront community

Tags

• WATERFRONT COMMUNITY
• FRONT PORCH
• WALKING DISTANCE

Property features AI

Finance

• Other: Living area reported as 1,056 square feet

Exterior

• Parking: Detached garage; 2 garage spaces; 1 carport space; 3 covered parking spaces total; Unassigned parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Private sewer; Water available
• Home design: Single family residence; Two levels; Slab foundation; Log construction; Metal roof
• Construction: Log construction; Metal roof; Slab foundation; Year built: existing
• Exterior features: Covered porch; Partial fencing; Lot approximately 0.18 acres (60 x 125)

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (1 bedroom on the main level); Bedroom sizes approximately 18 x 11, 12 x 10, and 10 x 12
• Flooring: Carpet; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric range; Accessible entrance; Smoke detectors
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $32 ($382/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 $157k (23.6% below list).
• Recommended offer: $157k (23.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#98 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, amenities F, commute F.
• Stewart County (rural): math 36% / reading 35% proficiency, ranked #30 of 139 in TN (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dover Elementary (math 40% / reading 40%, grade F, #226 of 952 statewide, top 24%, 495 students, 0% FRL); Stewart Co High School (math 2% / reading 32%, grade F, #215 of 332 statewide, top 67%, 627 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 124 active listings in the ZIP; 15 units permitted in Stewart County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Stewart County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $60k; list at $205k implies a 242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $156,557 (23.6% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.76% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 10.9

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: 24.7%
• Equity multiple: 2.98×
• Total profit: $113,570
• Equity at exit: $184,680

10-year hold

• IRR: 21.8%
• Equity multiple: 6.80×
• Total profit: $332,638
• Equity at exit: $398,270

Cash invested: $57,400 (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 37058

• Home prices YoY: 9.3%
• Active inventory: 124
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$44 /mo · $534/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $32

Break-even live

Break-even rent $1,525

Max offer price $205,000

Occupancy floor 93%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $205,000 Active 183 DOM
2. 2026-06-17
   days on market $205,000 Active 182 DOM
3. 2026-06-16
   days on market $205,000 Active 181 DOM
4. 2026-06-15
   days on market $205,000 Active 180 DOM
5. 2026-06-13
   days on market $205,000 Active 178 DOM
6. 2026-06-12
   days on market $205,000 Active 177 DOM
7. 2026-06-09
   days on market $205,000 Active 174 DOM
8. 2026-06-08
   days on market $205,000 Active 173 DOM
9. 2026-06-08
   days on market $205,000 Active 172 DOM
10. 2026-06-07
    days on market $205,000 Active 171 DOM
11. 2026-06-03
    days on market $205,000 Active 168 DOM
12. 2026-06-02
    days on market $205,000 Active 167 DOM
13. 2026-06-01
    days on market $205,000 Active 166 DOM
14. 2026-05-31
    days on market $205,000 Active 165 DOM
15. 2026-02-13
    price $205,000
16. 2025-12-17
    listed $215,000 Active
17. 2025-11-17
    historical 889-char remark

    Show marketing remark (889 chars)

    Discover this charming well maintained log cabin located in a lake community, perfect for weekend getaways, vacation home or an ideal investment property. This inviting 3BR 2BA retreat features an open floorplan, complemented by a loft adding additional space and charm to the cabin. The property sits on a level to gently sloping lot providing easy access to the fenced backyard. Step outside on the deck overlooking the backyard that feels like a park setting - ideal for relaxation, entertaining or enjoying nature. . In addition, a storage building conveys for additional storage. Located just minutes from the lake, this property offers access to a variety of outdoor activities including fishing, hunting, hiking, boat or other numerous activities . Whether you are looking for adventure or relaxation, this log home offers the perfect blend of comfort, nature and convenience.

18. 2025-07-16
    price $215,000

    Show marketing remark (889 chars)

    Discover this charming well maintained log cabin located in a lake community, perfect for weekend getaways, vacation home or an ideal investment property. This inviting 3BR 2BA retreat features an open floorplan, complemented by a loft adding additional space and charm to the cabin. The property sits on a level to gently sloping lot providing easy access to the fenced backyard. Step outside on the deck overlooking the backyard that feels like a park setting - ideal for relaxation, entertaining or enjoying nature. . In addition, a storage building conveys for additional storage. Located just minutes from the lake, this property offers access to a variety of outdoor activities including fishing, hunting, hiking, boat or other numerous activities . Whether you are looking for adventure or relaxation, this log home offers the perfect blend of comfort, nature and convenience.

19. 2025-07-16
    price $215,000 889-char remark

    Show marketing remark (889 chars)

    Discover this charming well maintained log cabin located in a lake community, perfect for weekend getaways, vacation home or an ideal investment property. This inviting 3BR 2BA retreat features an open floorplan, complemented by a loft adding additional space and charm to the cabin. The property sits on a level to gently sloping lot providing easy access to the fenced backyard. Step outside on the deck overlooking the backyard that feels like a park setting - ideal for relaxation, entertaining or enjoying nature. . In addition, a storage building conveys for additional storage. Located just minutes from the lake, this property offers access to a variety of outdoor activities including fishing, hunting, hiking, boat or other numerous activities . Whether you are looking for adventure or relaxation, this log home offers the perfect blend of comfort, nature and convenience.

20. 2025-05-27
    price $225,000

    Show marketing remark (889 chars)

    Discover this charming well maintained log cabin located in a lake community, perfect for weekend getaways, vacation home or an ideal investment property. This inviting 3BR 2BA retreat features an open floorplan, complemented by a loft adding additional space and charm to the cabin. The property sits on a level to gently sloping lot providing easy access to the fenced backyard. Step outside on the deck overlooking the backyard that feels like a park setting - ideal for relaxation, entertaining or enjoying nature. . In addition, a storage building conveys for additional storage. Located just minutes from the lake, this property offers access to a variety of outdoor activities including fishing, hunting, hiking, boat or other numerous activities . Whether you are looking for adventure or relaxation, this log home offers the perfect blend of comfort, nature and convenience.

21. 2025-05-27
    price $225,000 889-char remark

    Show marketing remark (889 chars)

    Discover this charming well maintained log cabin located in a lake community, perfect for weekend getaways, vacation home or an ideal investment property. This inviting 3BR 2BA retreat features an open floorplan, complemented by a loft adding additional space and charm to the cabin. The property sits on a level to gently sloping lot providing easy access to the fenced backyard. Step outside on the deck overlooking the backyard that feels like a park setting - ideal for relaxation, entertaining or enjoying nature. . In addition, a storage building conveys for additional storage. Located just minutes from the lake, this property offers access to a variety of outdoor activities including fishing, hunting, hiking, boat or other numerous activities . Whether you are looking for adventure or relaxation, this log home offers the perfect blend of comfort, nature and convenience.

22. 2025-05-19
    status Active 889-char remark

    Show marketing remark (889 chars)

    Discover this charming well maintained log cabin located in a lake community, perfect for weekend getaways, vacation home or an ideal investment property. This inviting 3BR 2BA retreat features an open floorplan, complemented by a loft adding additional space and charm to the cabin. The property sits on a level to gently sloping lot providing easy access to the fenced backyard. Step outside on the deck overlooking the backyard that feels like a park setting - ideal for relaxation, entertaining or enjoying nature. . In addition, a storage building conveys for additional storage. Located just minutes from the lake, this property offers access to a variety of outdoor activities including fishing, hunting, hiking, boat or other numerous activities . Whether you are looking for adventure or relaxation, this log home offers the perfect blend of comfort, nature and convenience.

23. 2025-05-08
    historical 889-char remark

    Show marketing remark (889 chars)

    Discover this charming well maintained log cabin located in a lake community, perfect for weekend getaways, vacation home or an ideal investment property. This inviting 3BR 2BA retreat features an open floorplan, complemented by a loft adding additional space and charm to the cabin. The property sits on a level to gently sloping lot providing easy access to the fenced backyard. Step outside on the deck overlooking the backyard that feels like a park setting - ideal for relaxation, entertaining or enjoying nature. . In addition, a storage building conveys for additional storage. Located just minutes from the lake, this property offers access to a variety of outdoor activities including fishing, hunting, hiking, boat or other numerous activities . Whether you are looking for adventure or relaxation, this log home offers the perfect blend of comfort, nature and convenience.

24. 2025-05-06
    price $235,000
25. 2025-05-05
    price $235,000 889-char remark

    Show marketing remark (889 chars)

    Discover this charming well maintained log cabin located in a lake community, perfect for weekend getaways, vacation home or an ideal investment property. This inviting 3BR 2BA retreat features an open floorplan, complemented by a loft adding additional space and charm to the cabin. The property sits on a level to gently sloping lot providing easy access to the fenced backyard. Step outside on the deck overlooking the backyard that feels like a park setting - ideal for relaxation, entertaining or enjoying nature. . In addition, a storage building conveys for additional storage. Located just minutes from the lake, this property offers access to a variety of outdoor activities including fishing, hunting, hiking, boat or other numerous activities . Whether you are looking for adventure or relaxation, this log home offers the perfect blend of comfort, nature and convenience.

26. 2025-05-02
    listed $245,000 Active
27. 2024-11-12
    listed $245,000 Active 889-char remark

    Show marketing remark (889 chars)

    Discover this charming well maintained log cabin located in a lake community, perfect for weekend getaways, vacation home or an ideal investment property. This inviting 3BR 2BA retreat features an open floorplan, complemented by a loft adding additional space and charm to the cabin. The property sits on a level to gently sloping lot providing easy access to the fenced backyard. Step outside on the deck overlooking the backyard that feels like a park setting - ideal for relaxation, entertaining or enjoying nature. . In addition, a storage building conveys for additional storage. Located just minutes from the lake, this property offers access to a variety of outdoor activities including fishing, hunting, hiking, boat or other numerous activities . Whether you are looking for adventure or relaxation, this log home offers the perfect blend of comfort, nature and convenience.

28. 2024-11-08
    price $245,000 889-char remark

    Show marketing remark (889 chars)

    Discover this charming well maintained log cabin located in a lake community, perfect for weekend getaways, vacation home or an ideal investment property. This inviting 3BR 2BA retreat features an open floorplan, complemented by a loft adding additional space and charm to the cabin. The property sits on a level to gently sloping lot providing easy access to the fenced backyard. Step outside on the deck overlooking the backyard that feels like a park setting - ideal for relaxation, entertaining or enjoying nature. . In addition, a storage building conveys for additional storage. Located just minutes from the lake, this property offers access to a variety of outdoor activities including fishing, hunting, hiking, boat or other numerous activities . Whether you are looking for adventure or relaxation, this log home offers the perfect blend of comfort, nature and convenience.

29. 2024-11-08
    historical $230,000 889-char remark

    Show marketing remark (889 chars)

    Discover this charming well maintained log cabin located in a lake community, perfect for weekend getaways, vacation home or an ideal investment property. This inviting 3BR 2BA retreat features an open floorplan, complemented by a loft adding additional space and charm to the cabin. The property sits on a level to gently sloping lot providing easy access to the fenced backyard. Step outside on the deck overlooking the backyard that feels like a park setting - ideal for relaxation, entertaining or enjoying nature. . In addition, a storage building conveys for additional storage. Located just minutes from the lake, this property offers access to a variety of outdoor activities including fishing, hunting, hiking, boat or other numerous activities . Whether you are looking for adventure or relaxation, this log home offers the perfect blend of comfort, nature and convenience.

30. 2024-10-29
    historical
31. 2024-03-19
    price $235,000
32. 2024-03-18
    price $235,000
33. 2023-10-11
    listed $245,000 Active
34. 2023-10-03
    listed $245,000 Active
35. 2010-07-29
    soldstatus $59,900
36. 2000-01-04
    soldstatus $4,000

ⓘ 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: $534 · $44/mo
• Projected year-2 tax: $1,456 · $121/mo
• Expected delta: +$922/yr (+$77/mo · 172.6%)

ⓘ 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 ≥107°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: $18,787
• − Mortgage interest: −$11,483
• − Property taxes: −$534
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$5,964
• Taxable loss: −$3,225
• Est. tax savings @ 24.0%: +$774
• After-tax cash flow: $1,156/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: Stewart County
• NCES district ID: 4703960
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $41,035
• Composite: 29.92/100
• National rank: #6383
• State rank: #30 of 139 in TN

Livability — Dover

• Score: 67/100
• State rank: #98
• US rank: #10364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,369

Population outlook (Stewart County) Hauer SSP2

• Today (2025): 13,019 people
• By 2030: 12,780 · -1.8%
• By 2040: 12,152 · -6.7%
• By 2050: 11,484 · -11.8%
• By 2075: 10,249 · -21.3%
• By 2100: 9,338 · -28.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Italian 7% Serbian 4% Slovak 3%
• Foreign-born: 2% · South Korea
• Languages at home: 97% English-only · Korean 1% Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Stewart

• 2024 margin: Solid R (+63.9) · D 17.5% · R 81.4% · Other 1.1%
• 2008→2024 swing: -55.1pp toward R · 2008: -8.8pp · 2024: -63.9pp
• All cycles: 2024: R+63.9 2020: R+59.0 2016: R+50.0 2012: R+17.5 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.47%
• Current HPI: 286.5122
• 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

+5025.0% since first listed

22 events — show timeline

• 2026-02-13 Price Changed $205,000 REALTRACS as Distributed by MLS Grid
• 2025-12-17 Listed $215,000 REALTRACS as Distributed by MLS Grid
• 2025-11-17 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-07-16 Price Changed $215,000 TVAR
• 2025-07-16 Price Changed $215,000 REALTRACS as Distributed by MLS Grid
• 2025-05-27 Price Changed $225,000 TVAR
• 2025-05-27 Price Changed $225,000 REALTRACS as Distributed by MLS Grid
• 2025-05-19 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-05-08 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-05-06 Price Changed $235,000 TVAR
• 2025-05-05 Price Changed $235,000 REALTRACS as Distributed by MLS Grid
• 2025-05-02 Listed $245,000 TVAR
• 2024-11-12 Listed $245,000 REALTRACS as Distributed by MLS Grid
• 2024-11-08 Price Changed $245,000 REALTRACS as Distributed by MLS Grid
• 2024-11-08 Coming Soon $230,000 REALTRACS as Distributed by MLS Grid
• 2024-10-29 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-03-19 Price Changed $235,000 TVAR
• 2024-03-18 Price Changed $235,000 REALTRACS as Distributed by MLS Grid
• 2023-10-11 Listed $245,000 TVAR
• 2023-10-03 Listed $245,000 REALTRACS as Distributed by MLS Grid
• 2010-07-29 Sold (Public Records) $59,900 Public Records
• 2000-01-04 Sold (Public Records) $4,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $534 · +0.0% YoY. Source: county tax records.