402 Greenwood Ave · Jackson, TN 38301

$125,000

3 bd · 2.0 ba · 1,384 sqft · SingleFamily public records · 67 Days on market

Built 1930 6,400 sqft lot Est $179k · 30% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Rent growth +3.8/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a nice investment, starter home? Brick exterior with fenced yard, natural hardwood floors and carpet. Located behind a very clean church parking lot and close to downtown Jackson. Currently under 12 month lease, SHORT SALE

Key facts

• 6,400 sq ft lot
• 2 parking spots
• Built 1930

Property features AI

Exterior

• Parking: Two parking spaces
• Security: Fire alarm
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Front porch; Privacy wood fencing; Composition roof; Asphalt road access (public maintained); City street frontage

Interior

• Kitchen: Oven; Self-cleaning oven; Electric water heater
• Bedrooms: Two main-level bedrooms
• Flooring: Hardwood
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Fireplace heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 3.5% in Jackson — 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 62/100 on livability (#216 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Madison County (urban): math 10% / reading 17% proficiency, ranked #131 of 139 in TN (top 94%) — 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.
• Market conditions: Rents rising fast (+5.2%/yr); 253 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 247 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• At $1,794/mo this rent would consume 50% of the median local household income ($43k/yr) (locally 1701% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Madison County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $125k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.43% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.61%
• DSCR: 2.01
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $178,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Greenwood Ave	0.04mi	3/2.0	1,350 (-2%)	3mo	$182,000	$135	91
401 Greenwood Ave	0.02mi	3/1.0	1,296 (-6%)	12mo	$5,000	$4	74
204 Hardee St	0.22mi	3/1.0	1,340 (-3%)	7mo	$119,000	$89	74
316 Fairmont Ave	0.13mi	3/2.0	1,222 (-12%)	1mo	$157,500	$129	74
402 Fairmont Ave	0.07mi	3/1.0	1,528 (+10%)	4mo	$79,000	$52	72
119 Otis St	0.62mi	3/2.0	1,352 (-2%)	1mo	$220,000	$163	67
66 Briarcliff Dr	0.65mi	3/1.0	1,361 (-2%)	4mo	$105,000	$77	60
309 Westwood Ave	0.61mi	2/1.0 (-1)	1,312 (-5%)	4mo	$155,000	$118	51
1233 Park Ave	0.50mi	2/1.0 (-1)	1,236 (-11%)	1mo	$170,000	$138	49
402 Westwood Ave	0.73mi	2/1.0 (-1)	1,382 (-0%)	12mo	$180,000	$130	47
56 Briarcliff Dr	0.67mi	4/1.0 (+1)	1,233 (-11%)	1mo	$155,000	$126	41
415 W Forest Ave	0.75mi	2/1.0 (-1)	1,221 (-12%)	1mo	$180,000	$147	36

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 · 5.19% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 1.74×
• Total profit: $25,742
• Equity at exit: $18,638

10-year hold

• IRR: 27.6%
• Equity multiple: 3.68×
• Total profit: $93,669
• Equity at exit: $10,808

Cash invested: $35,000 (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 38301

• Rents YoY: 5.2%
• Active inventory: 253
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,794 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $659

Break-even live

Break-even rent $959

Max offer price $125,000

Occupancy floor 58%

Sensitivity live

Price	-10% $730	-5% $695	+0% $659	+5% $624	+10% $589
Rent	-10% $518	-5% $589	+0% $659	+5% $730	+10% $801
Rate	-1.0pp $722	-0.5pp $691	base $659	+0.5pp $627	+1.0pp $594

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Jackson Walk Plz Jackson, TN	1.0–3.0	1.0–2.5	1082	$2,600	$2.40	44d	1	1.26mi
100 Parkridge Dr Jackson, TN	1.0–3.0	1.0–2.0	1085	$1,375	$1.27	44d	10	1.48mi

Listing history 16 events

1. 2026-06-19
   days on market $125,000 Active 67 DOM
2. 2026-06-18
   days on market $125,000 Active 66 DOM
3. 2026-06-17
   days on market $125,000 Active 65 DOM
4. 2026-06-17
   pricedays on market $125,000 Active 64 DOM
5. 2026-06-03
   days on market $129,000 Active 63 DOM
6. 2026-06-02
   days on market $129,000 Active 62 DOM
7. 2026-06-01
   days on market $129,000 Active 61 DOM
8. 2026-05-31
   days on market $129,000 Active 60 DOM
9. 2026-05-30
   days on market $129,000 Active 59 DOM
10. 2026-05-12
    price $129,000
11. 2026-04-28
    price $139,900
12. 2026-03-28
    listed $145,000 Active
13. 2021-07-29
    soldstatus $57,000 235-char remark

    Show marketing remark (235 chars)

    Looking for a nice investment, starter home? Brick exterior with fenced yard, natural hardwood floors and carpet. Located behind a very clean church parking lot and close to downtown Jackson. Currently under 12 month lease, SHORT SALE

14. 2021-04-08
    listed $55,000 235-char remark

    Show marketing remark (235 chars)

    Looking for a nice investment, starter home? Brick exterior with fenced yard, natural hardwood floors and carpet. Located behind a very clean church parking lot and close to downtown Jackson. Currently under 12 month lease, SHORT SALE

15. 2007-02-07
    soldstatus $67,000
16. 2001-05-02
    soldstatus $56,000

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $888 · $74/mo
• Expected delta: +$288/yr (+$24/mo · 48.2%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $21,523
• − Mortgage interest: −$7,002
• − Property taxes: −$599
• − Insurance: −$625
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$3,636
• Taxable income: $6,217
• Est. tax owed @ 24.0%: −$1,492
• After-tax cash flow: $6,421/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: Madison County
• NCES district ID: 4702580
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 17% ▼ -4.00%
• Median HH income: $42,015
• Composite: 11.74/100
• National rank: #9687
• State rank: #131 of 139 in TN

Livability — Jackson

• Score: 62/100
• State rank: #216
• US rank: #16488

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, TN
• County: Madison County · 87,024 people
• City population: 87,024
• Metro: Jackson, TN
• Population (ZIP): 33,536
• Household income: $43,227
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 1701.0

Population outlook (Madison County) Hauer SSP2

• Today (2025): 95,952 people
• By 2030: 94,264 · -1.8%
• By 2040: 89,607 · -6.6%
• By 2050: 84,133 · -12.3%
• By 2075: 72,215 · -24.7%
• By 2100: 62,062 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 50% White 42% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 1% Serbian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Madison

• 2024 margin: R (+18.2) · D 40.3% · R 58.5% · Other 1.2%
• 2008→2024 swing: +3.4pp toward D · 2008: -21.6pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+12.9 2016: R+15.6 2012: R+8.9 2008: R+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -112.26%
• Current HPI: 162.2273
• Rent YoY: ▲ 5.19%
• Metro: Jackson, 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

+130.4% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $129,000 CWTAR
• 2026-04-28 Price Changed $139,900 CWTAR
• 2026-03-28 Listed $145,000 CWTAR
• 2021-07-29 Sold (MLS) $57,000 CWTAR
• 2021-04-08 Listed $55,000 CWTAR
• 2007-02-07 Sold (Public Records) $67,000 Public Records
• 2001-05-02 Sold (Public Records) $56,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $599 · +0.0% YoY. Source: county tax records.