158 Depot St · Friendship, TN 38034

$70,000

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 15 Days on market

Built 1935 0.76 ac lot Est $80k · 12% under

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Why this score? — see what drove the A- 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
• ARV discount +12.9/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.9/10.0
• Schools +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a homestead in the county? This home features 3 Bedrooms and 1 Baths with . 76 acres to enjoy. Other features include a two-car carport, a shed and two utility buildings for more storage or hobbies of your choice. Come take a tour before it is too late.

Key facts

• Front porch
• Large yard
• Walk-in shower

Tags

• FRONT PORCH
• LARGE YARD
• NATURAL GAS COOKSTOVE
• WALK-IN SHOWER
• CENTRAL HVAC SYSTEM
• SEPARATE UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#387 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Dyer County (rural): math 40% / reading 38% proficiency, ranked #16 of 139 in TN (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 74 units permitted in Dyer County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• Dyer County population projected at -13% 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 15 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.49% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.37%
• DSCR: 2.08
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $79,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
158 Depot St	0.00mi	3/1.0	1,224 (0%)	0mo	$80,000	$65	100

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: 42.6%
• Equity multiple: 4.24×
• Total profit: $63,450
• Equity at exit: $63,062

10-year hold

• IRR: 36.8%
• Equity multiple: 9.51×
• Total profit: $166,876
• Equity at exit: $135,995

Cash invested: $19,600 (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 38034

• Home prices YoY: 5.3%
• Active inventory: 20
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$28 /mo · $334/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $398

Break-even live

Break-even rent $537

Max offer price $70,000

Occupancy floor 57%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-25
   status Pending
2. 2026-04-15
   status Active
3. 2026-04-04
   status Pending
4. 2026-03-30
   listed $70,000 Active
5. 2025-07-30
   soldstatus $65,000
6. 2025-07-25
   soldstatus $65,000 Closed 265-char remark

   Show marketing remark (265 chars)

   Looking for a homestead in the county? This home features 3 Bedrooms and 1 Baths with . 76 acres to enjoy. Other features include a two-car carport, a shed and two utility buildings for more storage or hobbies of your choice. Come take a tour before it is too late.

7. 2025-07-04
   status Pending 265-char remark

   Show marketing remark (265 chars)

   Looking for a homestead in the county? This home features 3 Bedrooms and 1 Baths with . 76 acres to enjoy. Other features include a two-car carport, a shed and two utility buildings for more storage or hobbies of your choice. Come take a tour before it is too late.

8. 2025-07-03
   listed $65,000 Active 265-char remark

   Show marketing remark (265 chars)

   Looking for a homestead in the county? This home features 3 Bedrooms and 1 Baths with . 76 acres to enjoy. Other features include a two-car carport, a shed and two utility buildings for more storage or hobbies of your choice. Come take a tour before it is too late.

9. 2018-01-08
   soldstatus $55,000
10. 2017-12-22
    soldstatus $55,000 528-char remark

    Show marketing remark (528 chars)

    This 2 bedroom 1 1/2 bath is located in Tigrett with a Friendship address. No city taxes but amenities of city water & sewer and gas. New roof 06/2017. Small wooden shed & a large shed for tractor and a Shop with electricity. Two carport awnings. Large yard with plenty of space for outdoor cookouts or just alone time to enjoy the serenity of nature. The residents of Tigrett call their community "GOD's Country". Come see for yourself. For more info call my direct line 731 431 7310, Thelma Louise Stutts

11. 2017-09-06
    listed $57,000 528-char remark

    Show marketing remark (528 chars)

    This 2 bedroom 1 1/2 bath is located in Tigrett with a Friendship address. No city taxes but amenities of city water & sewer and gas. New roof 06/2017. Small wooden shed & a large shed for tractor and a Shop with electricity. Two carport awnings. Large yard with plenty of space for outdoor cookouts or just alone time to enjoy the serenity of nature. The residents of Tigrett call their community "GOD's Country". Come see for yourself. For more info call my direct line 731 431 7310, Thelma Louise Stutts

12. 1988-12-30
    soldstatus $25,000

ⓘ 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: $334 · $28/mo
• Projected year-2 tax: $497 · $41/mo
• Expected delta: +$163/yr (+$14/mo · 48.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $12,487
• − Mortgage interest: −$3,921
• − Property taxes: −$334
• − Insurance: −$350
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$2,036
• Taxable income: $3,848
• Est. tax owed @ 24.0%: −$923
• After-tax cash flow: $3,852/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: Dyer County
• NCES district ID: 4701050
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $44,865
• Composite: 33.19/100
• National rank: #5536
• State rank: #16 of 139 in TN

Livability — Friendship

• Score: 53/100
• State rank: #387
• US rank: #24343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,366

Population outlook (Dyer County) Hauer SSP2

• Today (2025): 36,770 people
• By 2030: 35,863 · -2.5%
• By 2040: 33,989 · -7.6%
• By 2050: 32,124 · -12.6%
• By 2075: 28,702 · -21.9%
• By 2100: 25,745 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 9% Black 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Italian 3% Iranian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Dyer

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.6%
• 2008→2024 swing: -24.1pp toward R · 2008: -37.7pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.1 2016: R+55.4 2012: R+44.7 2008: R+37.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.00%
• Current HPI: 257.4293
• 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

+180.0% since first listed

12 events — show timeline

• 2026-04-25 Pending — CWTAR
• 2026-04-15 Relisted — CWTAR
• 2026-04-04 Pending — CWTAR
• 2026-03-30 Listed $70,000 CWTAR
• 2025-07-30 Sold (Public Records) $65,000 Public Records
• 2025-07-25 Sold (MLS) $65,000 CWTAR
• 2025-07-04 Pending — CWTAR
• 2025-07-03 Listed $65,000 CWTAR
• 2018-01-08 Sold (Public Records) $55,000 Public Records
• 2017-12-22 Sold (MLS) $55,000 CWTAR
• 2017-09-06 Listed $57,000 CWTAR
• 1988-12-30 Sold (Public Records) $25,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $334 · +7.1% YoY. Source: county tax records.