123 Courtland St · Jackson, TN 38301

$99,000

2 bd · 1.0 ba · 925 sqft · SingleFamily public records · 163 Days on market

Built 1949 0.27 ac lot Est $70k · 41% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Rent growth +3.8/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1-story brick home offering 925 sq ft of comfortable living space in a central Jackson location. Built in 1949, this residence features hardwood/parquet flooring, a durable gable/hip roof with composition shingles, and a functional layout. welcoming front stoop and open porch. Situated on a level corner lot with paved access and low annual taxes. Great opportunity for homeowners or investors.

Key facts

• Gable hip roof
• 1 story brick home
• Paved access

Tags

• 1 STORY BRICK HOME
• HARDWOOD PARQUET FLOORING
• GABLE HIP ROOF
• OPEN PORCH
• LEVEL CORNER LOT
• PAVED ACCESS

Property features AI

Finance

• Financial info: Annual tax information reported
• HOA & community: Pets not allowed

Exterior

• Parking: No covered spaces reported; No total parking spaces reported
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction
• Exterior features: Corner lot (approximately 85 x 152); Lot size about 0.27 acre

Interior

• Kitchen: Electric oven
• Bedrooms: 2 bedrooms (both on the main level); Bedroom sizes approximately 12 x 12 and 12 x 11
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Ceiling fan(s); Wall/window cooling units
• Interior features: Electric oven; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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-, crime F, amenities 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.
• Zoned schools: Alexander Elementary School (math 8% / reading 8%, grade F, #848 of 952 statewide, top 91%, 385 students, 0% FRL); Jackson Central Merry High School (438 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: 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $20k; list at $99k implies a 395% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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: 1.31% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.16%
• DSCR: 1.81
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $70,300
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 E Forest Ave	0.12mi	2/1.0	942 (+2%)	2mo	$70,000	$74	89
129 Courtland St	0.04mi	2/1.0	925 (0%)	14mo	$70,000	$76	86
1194 Prospect Ave	0.22mi	2/1.0	846 (-8%)	0mo	$100,000	$118	75
22 Currie Ave	0.31mi	3/1.0 (+1)	950 (+3%)	6mo	$130,000	$137	71
316 W Forest Ave	0.24mi	2/1.0	906 (-2%)	21mo	$69,000	$76	68
124 Northside Dr	0.31mi	2/1.0	970 (+5%)	12mo	$143,000	$147	67
50 Webber St	0.44mi	2/1.0	887 (-4%)	10mo	$37,900	$43	64
516 Greenwood Ave	0.62mi	2/1.0	900 (-3%)	4mo	$60,000	$67	63
66 Webber St	0.49mi	2/1.0	996 (+8%)	10mo	$95,000	$95	56
537 Westwood Ave	0.66mi	2/1.0	996 (+8%)	19mo	$173,000	$174	41
112 Martha St	0.50mi	3/2.0 (+1)	810 (-12%)	11mo	$25,000	$31	38

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: 12.0%
• Equity multiple: 1.49×
• Total profit: $13,577
• Equity at exit: $14,761

10-year hold

• IRR: 22.5%
• Equity multiple: 3.12×
• Total profit: $58,682
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$48 /mo · $570/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $419

Break-even live

Break-even rent $770

Max offer price $99,000

Occupancy floor 63%

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: $24,750
• Closing costs: $2,970
• 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	$1,868	$1.73	44d	1	1.38mi
1170 Hollywood Dr Jackson, TN	1.0	1.0	650	$775	$1.19	44d	1	1.46mi

Listing history 27 events

1. 2026-06-19
   days on market $99,000 Active 163 DOM
2. 2026-06-18
   days on market $99,000 Active 162 DOM
3. 2026-06-17
   days on market $99,000 Active 161 DOM
4. 2026-06-16
   days on market $99,000 Active 160 DOM
5. 2026-06-15
   days on market $99,000 Active 159 DOM
6. 2026-06-14
   days on market $99,000 Active 157 DOM
7. 2026-06-13
   days on market $99,000 Active 156 DOM
8. 2026-06-10
   days on market $99,000 Active 154 DOM
9. 2026-06-09
   days on market $99,000 Active 153 DOM
10. 2026-06-08
    days on market $99,000 Active 152 DOM
11. 2026-06-07
    days on market $99,000 Active 151 DOM
12. 2026-06-05
    days on market $99,000 Active 148 DOM
13. 2026-06-03
    days on market $99,000 Active 147 DOM
14. 2026-06-02
    days on market $99,000 Active 146 DOM
15. 2026-06-01
    days on market $99,000 Active 145 DOM
16. 2026-05-31
    days on market $99,000 Active 144 DOM
17. 2026-05-30
    days on market $99,000 Active 143 DOM
18. 2026-02-18
    status Active 404-char remark

    Show marketing remark (404 chars)

    Charming 1-story brick home offering 925 sq ft of comfortable living space in a central Jackson location. Built in 1949, this residence features hardwood/parquet flooring, a durable gable/hip roof with composition shingles, and a functional layout. welcoming front stoop and open porch. Situated on a level corner lot with paved access and low annual taxes. Great opportunity for homeowners or investors.

19. 2026-02-18
    price $89,900 404-char remark

    Show marketing remark (404 chars)

    Charming 1-story brick home offering 925 sq ft of comfortable living space in a central Jackson location. Built in 1949, this residence features hardwood/parquet flooring, a durable gable/hip roof with composition shingles, and a functional layout. welcoming front stoop and open porch. Situated on a level corner lot with paved access and low annual taxes. Great opportunity for homeowners or investors.

20. 2026-02-13
    status Pending 404-char remark

    Show marketing remark (404 chars)

    Charming 1-story brick home offering 925 sq ft of comfortable living space in a central Jackson location. Built in 1949, this residence features hardwood/parquet flooring, a durable gable/hip roof with composition shingles, and a functional layout. welcoming front stoop and open porch. Situated on a level corner lot with paved access and low annual taxes. Great opportunity for homeowners or investors.

21. 2026-01-19
    price $95,000 404-char remark

    Show marketing remark (404 chars)

    Charming 1-story brick home offering 925 sq ft of comfortable living space in a central Jackson location. Built in 1949, this residence features hardwood/parquet flooring, a durable gable/hip roof with composition shingles, and a functional layout. welcoming front stoop and open porch. Situated on a level corner lot with paved access and low annual taxes. Great opportunity for homeowners or investors.

22. 2026-01-07
    listed $99,000 Active
23. 2026-01-06
    listed $99,000 Active 404-char remark

    Show marketing remark (404 chars)

    Charming 1-story brick home offering 925 sq ft of comfortable living space in a central Jackson location. Built in 1949, this residence features hardwood/parquet flooring, a durable gable/hip roof with composition shingles, and a functional layout. welcoming front stoop and open porch. Situated on a level corner lot with paved access and low annual taxes. Great opportunity for homeowners or investors.

24. 2017-05-26
    soldstatus $20,000 323-char remark

    Show marketing remark (323 chars)

    Charming two bedroom brick home located on a beautiful large corner lot with mature trees in the heart of Jackson. Complete with all kitchen appliances to include washing machine and dryer makes this a perfect starter home or great investment opportunity. Don't miss this one! Call the Haltom Home Team today- 731-984-2200.

25. 2017-03-29
    listed $25,000 323-char remark

    Show marketing remark (323 chars)

    Charming two bedroom brick home located on a beautiful large corner lot with mature trees in the heart of Jackson. Complete with all kitchen appliances to include washing machine and dryer makes this a perfect starter home or great investment opportunity. Don't miss this one! Call the Haltom Home Team today- 731-984-2200.

26. 2017-02-10
    soldstatus $19,500
27. 2016-06-10
    listed $29,900

ⓘ 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: $570 · $48/mo
• Projected year-2 tax: $703 · $59/mo
• Expected delta: +$133/yr (+$11/mo · 23.3%)

ⓘ 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 14% 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: $15,606
• − Mortgage interest: −$5,546
• − Property taxes: −$570
• − Insurance: −$495
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,880
• Taxable income: $3,619
• Est. tax owed @ 24.0%: −$868
• After-tax cash flow: $4,165/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

+200.7% since first listed

10 events — show timeline

• 2026-02-18 Relisted — CWTAR
• 2026-02-18 Price Changed $89,900 CWTAR
• 2026-02-13 Pending — CWTAR
• 2026-01-19 Price Changed $95,000 CWTAR
• 2026-01-07 Listed $99,000 REALTRACS as Distributed by MLS Grid
• 2026-01-06 Listed $99,000 CWTAR
• 2017-05-26 Sold (MLS) $20,000 CWTAR
• 2017-03-29 Listed $25,000 CWTAR
• 2017-02-10 Sold (MLS) $19,500 CWTAR
• 2016-06-10 Listed $29,900 CWTAR

Property tax history

+5.7%/yr

Latest (2025): $570 · +4.0% YoY. Source: county tax records.