8633 Stanton Koko Rd · Dancyville, TN 38069

$209,900

3 bd · 2.0 ba · 2,519 sqft · SingleFamily public records · 42 Days on market

Built 1900 2.50 ac lot $83/sqft · 28% below area Est $293k · 28% under

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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 +18.2/30.0
• ARV discount +15.0/15.0
• Appreciation +9.5/10.0
• DSCR +5.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0

Listing remarks MLS

Priced to Move! Over 2.5 acres, 3br/2ba, 2500+ sq ft with solid potential! Home will need some TLC! If you have the right vision, you will see the endless possibilities with this property. Minutes from Blue Oval and the new anticipated Buc-ee's location! Make your offer today before it's gone! Selling As-Is, Where-Is

Key facts

• 2.5 acre lot
• 2 parking spots
• Built 1900

Property features AI

Exterior

• Parking: Two parking spaces
• Security: Smoke detector(s)
• Utilities: Private well water; Water connected; Septic tank
• Home design: Single-family residence; One level
• Exterior features: Covered front porch

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Has heating (fireplace and other — see remarks); Window air conditioning units
• Interior features: Wood window frames; Gas log fireplace; Smoke detectors installed
• Laundry & utility: Laundry room with washer and dryer hookups (electric dryer hookup)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $187 ($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 $180k (14.3% below list).
• Recommended offer: $180k (14.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Haywood County (town): math 4% / reading 10% proficiency, ranked #137 of 139 in TN (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Anderson Early Childhood (384 students, 0% FRL); Haywood Middle School (math 6% / reading 7%, grade F, #284 of 333 statewide, top 86%, 365 students, 0% FRL); Haywood High School (math 2% / reading 14%, grade F, #288 of 332 statewide, top 87%, 820 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 23 active listings in the ZIP; 22 units permitted in Haywood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (9.0% local appreciation)).
• Haywood County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $110k; list at $210k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,863 (14.3% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

• ARV (median comp): $292,645
• List price: $209,900
• Delta: -28.27%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

8.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.90×
• Total profit: $111,468
• Equity at exit: $173,532

10-year hold

• IRR: 22.2%
• Equity multiple: 6.37×
• Total profit: $315,742
• Equity at exit: $358,816

Cash invested: $58,772 (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 38069

• Home prices YoY: 3.4%
• Active inventory: 23
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,799 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $187

Break-even live

Break-even rent $1,562

Max offer price $209,900

Occupancy floor 85%

Sensitivity live

Price	-10% $305	-5% $246	+0% $187	+5% $127	+10% $68
Rent	-10% $45	-5% $116	+0% $187	+5% $258	+10% $329
Rate	-1.0pp $292	-0.5pp $240	base $187	+0.5pp $132	+1.0pp $77

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-22
   days on market $209,900 Active 42 DOM
2. 2026-06-19
   days on market $209,900 Active 40 DOM
3. 2026-06-18
   days on market $209,900 Active 39 DOM
4. 2026-06-17
   days on market $209,900 Active 38 DOM
5. 2026-06-16
   days on market $209,900 Active 37 DOM
6. 2026-06-15
   days on market $209,900 Active 36 DOM
7. 2026-06-14
   days on market $209,900 Active 34 DOM
8. 2026-06-13
   days on market $209,900 Active 33 DOM
9. 2026-06-10
   days on market $209,900 Active 31 DOM
10. 2026-06-09
    days on market $209,900 Active 30 DOM
11. 2026-06-08
    days on market $209,900 Active 29 DOM
12. 2026-06-07
    days on market $209,900 Active 28 DOM
13. 2026-06-03
    days on market $209,900 Active 24 DOM
14. 2026-06-02
    days on market $209,900 Active 23 DOM
15. 2026-06-01
    days on market $209,900 Active 22 DOM
16. 2026-05-31
    days on market $209,900 Active 21 DOM
17. 2026-05-30
    days on market $209,900 Active 20 DOM
18. 2026-05-10
    listed $209,900 Active 706-char remark
19. 2025-11-07
    soldstatus $110,000 Closed 321-char remark

    Show marketing remark (671 chars)

    Looking for a property with great potential? Look no further! This property sits on 2.53 scenic acres, offering plenty of space and privacy. The house, built in the early 1900s, spans over 2500 sq ft with 3br/2ba with a bonus room that could easily be converted to a 4th bedroom. Home features original architectural character, spacious living areas, and endless potential to create your dream country retreat. * * Prime Location * * Located in the heart of the Blue Oval City, 10 miles from the highly anticipated Blue Oval City development, making this an attractive option for anyone looking to invest in a growing area! Seller is selling property "As-Is"

20. 2025-11-07
    soldstatus $110,000 Closed

    Show marketing remark (671 chars)

    Looking for a property with great potential? Look no further! This property sits on 2.53 scenic acres, offering plenty of space and privacy. The house, built in the early 1900s, spans over 2500 sq ft with 3br/2ba with a bonus room that could easily be converted to a 4th bedroom. Home features original architectural character, spacious living areas, and endless potential to create your dream country retreat. * * Prime Location * * Located in the heart of the Blue Oval City, 10 miles from the highly anticipated Blue Oval City development, making this an attractive option for anyone looking to invest in a growing area! Seller is selling property "As-Is"

21. 2025-09-05
    status Pending

    Show marketing remark (321 chars)

    Priced to Move! Over 2.5 acres, 3br/2ba, 2500+ sq ft with solid potential! Home will need some TLC! If you have the right vision, you will see the endless possibilities with this property. Minutes from Blue Oval and the new anticipated Buc-ee's location! Make your offer today before it's gone! Selling As-Is, Where-Is

22. 2025-09-05
    status Pending 321-char remark

    Show marketing remark (321 chars)

    Priced to Move! Over 2.5 acres, 3br/2ba, 2500+ sq ft with solid potential! Home will need some TLC! If you have the right vision, you will see the endless possibilities with this property. Minutes from Blue Oval and the new anticipated Buc-ee's location! Make your offer today before it's gone! Selling As-Is, Where-Is

23. 2025-06-25
    price $129,900

    Show marketing remark (671 chars)

    Looking for a property with great potential? Look no further! This property sits on 2.53 scenic acres, offering plenty of space and privacy. The house, built in the early 1900s, spans over 2500 sq ft with 3br/2ba with a bonus room that could easily be converted to a 4th bedroom. Home features original architectural character, spacious living areas, and endless potential to create your dream country retreat. * * Prime Location * * Located in the heart of the Blue Oval City, 10 miles from the highly anticipated Blue Oval City development, making this an attractive option for anyone looking to invest in a growing area! Seller is selling property "As-Is"

24. 2025-06-24
    price $129,900 321-char remark

    Show marketing remark (321 chars)

    Priced to Move! Over 2.5 acres, 3br/2ba, 2500+ sq ft with solid potential! Home will need some TLC! If you have the right vision, you will see the endless possibilities with this property. Minutes from Blue Oval and the new anticipated Buc-ee's location! Make your offer today before it's gone! Selling As-Is, Where-Is

25. 2025-05-07
    status Active 321-char remark

    Show marketing remark (321 chars)

    Priced to Move! Over 2.5 acres, 3br/2ba, 2500+ sq ft with solid potential! Home will need some TLC! If you have the right vision, you will see the endless possibilities with this property. Minutes from Blue Oval and the new anticipated Buc-ee's location! Make your offer today before it's gone! Selling As-Is, Where-Is

26. 2025-05-05
    status Pending 321-char remark

    Show marketing remark (321 chars)

    Priced to Move! Over 2.5 acres, 3br/2ba, 2500+ sq ft with solid potential! Home will need some TLC! If you have the right vision, you will see the endless possibilities with this property. Minutes from Blue Oval and the new anticipated Buc-ee's location! Make your offer today before it's gone! Selling As-Is, Where-Is

27. 2025-05-04
    price $140,000

    Show marketing remark (671 chars)

    Looking for a property with great potential? Look no further! This property sits on 2.53 scenic acres, offering plenty of space and privacy. The house, built in the early 1900s, spans over 2500 sq ft with 3br/2ba with a bonus room that could easily be converted to a 4th bedroom. Home features original architectural character, spacious living areas, and endless potential to create your dream country retreat. * * Prime Location * * Located in the heart of the Blue Oval City, 10 miles from the highly anticipated Blue Oval City development, making this an attractive option for anyone looking to invest in a growing area! Seller is selling property "As-Is"

28. 2025-05-03
    price $140,000 321-char remark

    Show marketing remark (321 chars)

    Priced to Move! Over 2.5 acres, 3br/2ba, 2500+ sq ft with solid potential! Home will need some TLC! If you have the right vision, you will see the endless possibilities with this property. Minutes from Blue Oval and the new anticipated Buc-ee's location! Make your offer today before it's gone! Selling As-Is, Where-Is

29. 2025-03-23
    price $174,500

    Show marketing remark (321 chars)

    Priced to Move! Over 2.5 acres, 3br/2ba, 2500+ sq ft with solid potential! Home will need some TLC! If you have the right vision, you will see the endless possibilities with this property. Minutes from Blue Oval and the new anticipated Buc-ee's location! Make your offer today before it's gone! Selling As-Is, Where-Is

30. 2025-03-23
    price $174,500 321-char remark

    Show marketing remark (321 chars)

    Priced to Move! Over 2.5 acres, 3br/2ba, 2500+ sq ft with solid potential! Home will need some TLC! If you have the right vision, you will see the endless possibilities with this property. Minutes from Blue Oval and the new anticipated Buc-ee's location! Make your offer today before it's gone! Selling As-Is, Where-Is

31. 2025-01-22
    price $189,000

    Show marketing remark (321 chars)

    Priced to Move! Over 2.5 acres, 3br/2ba, 2500+ sq ft with solid potential! Home will need some TLC! If you have the right vision, you will see the endless possibilities with this property. Minutes from Blue Oval and the new anticipated Buc-ee's location! Make your offer today before it's gone! Selling As-Is, Where-Is

32. 2025-01-22
    price $189,000 321-char remark

    Show marketing remark (321 chars)

    Priced to Move! Over 2.5 acres, 3br/2ba, 2500+ sq ft with solid potential! Home will need some TLC! If you have the right vision, you will see the endless possibilities with this property. Minutes from Blue Oval and the new anticipated Buc-ee's location! Make your offer today before it's gone! Selling As-Is, Where-Is

33. 2024-10-31
    price $199,900 321-char remark

    Show marketing remark (321 chars)

    Priced to Move! Over 2.5 acres, 3br/2ba, 2500+ sq ft with solid potential! Home will need some TLC! If you have the right vision, you will see the endless possibilities with this property. Minutes from Blue Oval and the new anticipated Buc-ee's location! Make your offer today before it's gone! Selling As-Is, Where-Is

34. 2024-10-11
    listed $212,000 Active 321-char remark

    Show marketing remark (671 chars)

    Looking for a property with great potential? Look no further! This property sits on 2.53 scenic acres, offering plenty of space and privacy. The house, built in the early 1900s, spans over 2500 sq ft with 3br/2ba with a bonus room that could easily be converted to a 4th bedroom. Home features original architectural character, spacious living areas, and endless potential to create your dream country retreat. * * Prime Location * * Located in the heart of the Blue Oval City, 10 miles from the highly anticipated Blue Oval City development, making this an attractive option for anyone looking to invest in a growing area! Seller is selling property "As-Is"

35. 2024-10-11
    listed $199,900 Active

    Show marketing remark (671 chars)

    Looking for a property with great potential? Look no further! This property sits on 2.53 scenic acres, offering plenty of space and privacy. The house, built in the early 1900s, spans over 2500 sq ft with 3br/2ba with a bonus room that could easily be converted to a 4th bedroom. Home features original architectural character, spacious living areas, and endless potential to create your dream country retreat. * * Prime Location * * Located in the heart of the Blue Oval City, 10 miles from the highly anticipated Blue Oval City development, making this an attractive option for anyone looking to invest in a growing area! Seller is selling property "As-Is"

36. 2000-09-15
    soldstatus $66,000

ⓘ 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: $553 · $46/mo
• Projected year-2 tax: $1,490 · $124/mo
• Expected delta: +$937/yr (+$78/mo · 169.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $21,584
• − Mortgage interest: −$11,758
• − Property taxes: −$553
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$6,106
• Taxable loss: −$1,336
• Est. tax savings @ 24.0%: +$321
• After-tax cash flow: $2,560/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: Haywood County
• NCES district ID: 4701770
• Math proficiency: 4% ▼ -16.00%
• Reading proficiency: 10% ▼ -10.00%
• Median HH income: $34,095
• Composite: 5.6/100
• National rank: #10024
• State rank: #137 of 139 in TN

Livability — Dancyville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,581

Population outlook (Haywood County) Hauer SSP2

• Today (2025): 16,649 people
• By 2030: 15,733 · -5.5%
• By 2040: 13,718 · -17.6%
• By 2050: 11,876 · -28.7%
• By 2075: 8,673 · -47.9%
• By 2100: 7,001 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Black 43% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Haywood

• 2024 margin: Toss-up / Even · D 49.8% · R 49.4%
• 2008→2024 swing: -20.9pp toward R · 2008: 21.3pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+9.0 2016: D+10.2 2012: D+21.2 2008: D+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.97%
• Current HPI: 272.0901
• 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

+218.0% since first listed

19 events — show timeline

• 2026-05-10 Listed $209,900 CWTAR
• 2025-11-07 Sold (MLS) $110,000 Memphis Area Association of Realtors(R) MLS
• 2025-11-07 Sold (MLS) $110,000 CWTAR
• 2025-09-05 Pending — Memphis Area Association of Realtors(R) MLS
• 2025-09-05 Pending — CWTAR
• 2025-06-25 Price Changed $129,900 Memphis Area Association of Realtors(R) MLS
• 2025-06-24 Price Changed $129,900 CWTAR
• 2025-05-07 Relisted — CWTAR
• 2025-05-05 Pending — CWTAR
• 2025-05-04 Price Changed $140,000 Memphis Area Association of Realtors(R) MLS
• 2025-05-03 Price Changed $140,000 CWTAR
• 2025-03-23 Price Changed $174,500 Memphis Area Association of Realtors(R) MLS
• 2025-03-23 Price Changed $174,500 CWTAR
• 2025-01-22 Price Changed $189,000 Memphis Area Association of Realtors(R) MLS
• 2025-01-22 Price Changed $189,000 CWTAR
• 2024-10-31 Price Changed $199,900 CWTAR
• 2024-10-11 Listed $199,900 Memphis Area Association of Realtors(R) MLS
• 2024-10-11 Listed $212,000 CWTAR
• 2000-09-15 Sold (Public Records) $66,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $553 · -1.1% YoY. Source: county tax records.