60 Oak Grove Rd · Jackson, TN 38301

$184,900

3 bd · 1.0 ba · 1,599 sqft · SingleFamily public records · 46 Days on market

Built 1936 1.00 ac lot Est $197k · 6% 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 +16.6/30.0
• ARV discount +10.2/15.0
• DSCR +5.2/10.0
• Rent growth +3.8/5.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Key facts

• 1 acre lot
• 2 parking spots
• Built 1936

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer; Electricity connected (220V in kitchen and laundry, circuit breakers); Natural gas available; Cable and phone available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built on a level lot
• Exterior features: Covered front and side porches; Patio; Porch; Chain link fencing around back yard; Storage and workshop structures

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating (forced air, electric); Central air; Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Laminate counters
• Laundry & utility: Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/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 $152k (17.9% below list).
• Recommended offer: $152k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Denmark Elementary (math 17% / reading 22%, grade F, #654 of 952 statewide, top 72%, 404 students, 0% FRL); West-Bemis Middle School (math 9% / reading 13%, grade F, #252 of 333 statewide, top 76%, 373 students, 0% FRL); South Side High School (math 10% / reading 15%, grade F, #257 of 332 statewide, top 78%, 810 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); 255 active listings in the ZIP; lower-income renter base — watch delinquency; 247 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — 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 $151,762 (17.9% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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. 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?
5. 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?
6. 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?
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: 0.82% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $196,677
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
179 Oak Grove Rd	0.29mi	3/2.0	1,486 (-7%)	3mo	$175,000	$118	68
16 Oak Grove Rd	0.09mi	3/2.0	1,754 (+10%)	12mo	$215,000	$123	66

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: -10.1%
• Equity multiple: 0.62×
• Total profit: $-19,438
• Equity at exit: $27,569

10-year hold

• IRR: 1.7%
• Equity multiple: 1.13×
• Total profit: $6,626
• Equity at exit: $15,987

Cash invested: $51,772 (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 38301

• Rents YoY: 5.2%
• Active inventory: 255
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,518 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $113

Break-even live

Break-even rent $1,374

Max offer price $184,900

Occupancy floor 88%

Sensitivity live

Price	-10% $218	-5% $165	+0% $113	+5% $61	+10% $8
Rent	-10% $-7	-5% $53	+0% $113	+5% $173	+10% $233
Rate	-1.0pp $206	-0.5pp $160	base $113	+0.5pp $65	+1.0pp $16

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   statusdays on market $184,900 Pending 46 DOM
2. 2026-06-19
   days on market $184,900 Active 45 DOM
3. 2026-06-18
   days on market $184,900 Active 44 DOM
4. 2026-06-17
   days on market $184,900 Active 43 DOM
5. 2026-06-16
   days on market $184,900 Active 42 DOM
6. 2026-06-15
   days on market $184,900 Active 41 DOM
7. 2026-06-14
   days on market $184,900 Active 39 DOM
8. 2026-06-13
   days on market $184,900 Active 38 DOM
9. 2026-06-10
   days on market $184,900 Active 36 DOM
10. 2026-06-09
    days on market $184,900 Active 35 DOM
11. 2026-06-08
    days on market $184,900 Active 34 DOM
12. 2026-06-07
    days on market $184,900 Active 33 DOM
13. 2026-06-05
    days on market $184,900 Active 30 DOM
14. 2026-06-03
    days on market $184,900 Active 29 DOM
15. 2026-06-03
    price $184,900 Active 28 DOM
16. 2026-06-02
    days on market $189,900 Active 28 DOM
17. 2026-06-01
    days on market $189,900 Active 27 DOM
18. 2026-05-31
    days on market $189,900 Active 26 DOM
19. 2026-05-30
    days on market $189,900 Active 25 DOM
20. 2026-05-05
    listed $189,900 Active

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $1,313 · $109/mo
• Expected delta: +$843/yr (+$70/mo · 179.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°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: $18,211
• − Mortgage interest: −$10,357
• − Property taxes: −$470
• − Insurance: −$924
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$5,379
• Taxable loss: −$1,833
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $1,797/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

• 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

1 event — show timeline

• 2026-05-05 Listed $189,900 CWTAR

Property tax history

+3.6%/yr

Latest (2025): $470 · +0.0% YoY. Source: county tax records.