617 Drew Rd · Dyersburg, TN 38024

$155,000

3 bd · 1.0 ba · 1,151 sqft · SingleFamily public records · 17 Days on market

Built 1975 0.56 ac lot Est $183k · 15% under

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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 +14.4/30.0
• ARV discount +14.4/15.0
• DSCR +4.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.56 acre lot
• 3 parking spots
• Built 1975

Property features AI

Exterior

• Parking: Three total parking spaces; One covered carport space; Two open parking spaces
• Security: Security system
• Utilities: Public water; Septic tank sewer; 200+ amp electric service; Cable available; electricity and water connected
• Home design: Single-family residence; One story; Brick construction
• Construction: Brick exterior; Composition roof; Permanent foundation; Built as a one-level home
• Exterior features: Rain gutters; Front porch; Chain link fencing; Workshop on property; Level lot; Asphalt road frontage (county road), public maintained

Interior

• Kitchen: Dishwasher; Electric range; Range hood; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Security system
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $31 ($377/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 $121k (21.8% below list).
• Recommended offer: $121k (21.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#177 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime F, amenities 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: 66 active listings in the ZIP; 74 units permitted in Dyer County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Dyer County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $155k implies a 210% 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 $121,215 (21.8% below list)

Questions for the listing agent

1. Built in 1975 — 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 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?
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. 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: 0.78% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $183,009
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
618 Drew Rd	0.03mi	3/1.0	1,151 (0%)	14mo	$145,000	$126	87
265 Jo Cir	0.05mi	3/1.5	1,164 (+1%)	19mo	$185,000	$159	78

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

Projected returns pro-forma

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

5-year hold

• IRR: -15.0%
• Equity multiple: 0.47×
• Total profit: $-23,186
• Equity at exit: $23,111

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-17,900
• Equity at exit: $13,402

Cash invested: $43,400 (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 38024

• Home prices YoY: -28.5%
• Active inventory: 66
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$49 /mo · $585/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $31

Break-even live

Break-even rent $1,172

Max offer price $155,000

Occupancy floor 92%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $155,000 Active 17 DOM
2. 2026-06-18
   days on market $155,000 Active 16 DOM
3. 2026-06-17
   days on market $155,000 Active 15 DOM
4. 2026-06-16
   days on market $155,000 Active 14 DOM
5. 2026-06-15
   days on market $155,000 Active 13 DOM
6. 2026-06-14
   days on market $155,000 Active 11 DOM
7. 2026-06-12
   days on market $155,000 Active 10 DOM
8. 2026-06-09
   days on market $155,000 Active 7 DOM
9. 2026-06-08
   days on market $155,000 Active 6 DOM
10. 2026-06-07
    days on market $155,000 Active 5 DOM
11. 2026-06-07
    days on market $155,000 Active 4 DOM
12. 2026-06-03
    listed $155,000 Active 1 DOM

ⓘ 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: $585 · $49/mo
• Projected year-2 tax: $1,100 · $92/mo
• Expected delta: +$516/yr (+$43/mo · 88.1%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $14,546
• − Mortgage interest: −$8,682
• − Property taxes: −$585
• − Insurance: −$775
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$4,509
• Taxable loss: −$2,333
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $937/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 — Dyersburg

• Score: 64/100
• State rank: #177
• US rank: #14658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dyer County · 25,952 people
• City population: 25,952
• Metro: Dyersburg, TN
• Population (ZIP): 25,952
• Household income: $57,061
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 939.0

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 (74%)
• Race & ethnicity: White 74% Black 19% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 2% Romanian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -64.52%
• Current HPI: 162.1695
• Rent YoY: —
• Metro: Dyersburg, TN
• 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

+416.7% since first listed

4 events — show timeline

• 2026-05-29 Listed $155,000 CWTAR
• 2003-09-16 Sold (Public Records) $50,000 Public Records
• 1993-09-19 Sold (Public Records) $43,000 Public Records
• 1985-03-15 Sold (Public Records) $30,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $585 · +19.1% YoY. Source: county tax records.