43 Larimer Dr · Jackson, TN 38301

$179,900

3 bd · 2.0 ba · 1,222 sqft · SingleFamily public records · 36 Days on market

Built 1957 6,330 sqft lot Est $159k · 13% over

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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 +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• Rent growth +3.8/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home for first time home buyer or someone wanting a smaller home for retirement. This Adorable home has been Remodeled from top to bottom. Updates include a new roof, total updates in both bathrooms and Kitchen, fresh paint inside and out, new lighting and beautiful luxury vinyl flooring throughout. Priced right and ready for a new owner.

Key facts

• 6,330 sq ft lot
• 2 parking spots
• Built 1957

Property features AI

Exterior

• Parking: Two open parking spaces; Parking pad
• Security: Security system; Smoke detectors
• Utilities: Public water; Electricity available
• Home design: Single-family residence; One story; One level
• Exterior features: Shingle roof; Cul-de-sac lot; Asphalt road frontage; City street access; Publicly maintained road

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Ceiling fan cooling
• Interior features: Ceiling fans throughout; Open floorplan; Blinds on windows
• Laundry & utility: Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/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 $169k (6.1% below list).
• Recommended offer: $169k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 1 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 $1,690/mo this rent would consume 47% 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 $1k of loan paydown is wiped out by about $5k 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 36 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $152k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $168,975 (6.1% below list)

Questions for the listing agent

1. It's been on market 36 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 1957 — 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: 0.94% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $158,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Fairmont Ave	0.29mi	3/2.0	1,222 (0%)	1mo	$157,500	$129	86
1233 Park Ave	0.31mi	2/1.0 (-1)	1,236 (+1%)	1mo	$170,000	$138	74
56 Briarcliff Dr	0.37mi	4/1.0 (+1)	1,233 (+1%)	1mo	$155,000	$126	72
415 W Forest Ave	0.50mi	2/1.0 (-1)	1,221 (-0%)	1mo	$180,000	$147	67
411 Greenwood Ave	0.33mi	3/2.0	1,350 (+10%)	3mo	$182,000	$135	64
46 Sweetbay Dr	0.32mi	3/1.5	1,102 (-10%)	6mo	$101,000	$92	62
66 Briarcliff Dr	0.35mi	3/1.0	1,361 (+11%)	4mo	$105,000	$77	58
309 Westwood Ave	0.49mi	2/1.0 (-1)	1,312 (+7%)	4mo	$155,000	$118	53
204 Hardee St	0.53mi	3/1.0	1,340 (+10%)	7mo	$119,000	$89	49
119 Otis St	0.72mi	3/2.0	1,352 (+11%)	1mo	$220,000	$163	48
97 Ingram St	0.63mi	4/2.0 (+1)	1,384 (+13%)	8mo	$190,000	$137	37
402 Westwood Ave	0.59mi	2/1.0 (-1)	1,382 (+13%)	12mo	$180,000	$130	32

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-9,983
• Equity at exit: $26,824

10-year hold

• IRR: 6.6%
• Equity multiple: 1.54×
• Total profit: $27,232
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,690 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $242

Break-even live

Break-even rent $1,383

Max offer price $179,900

Occupancy floor 81%

Sensitivity live

Price	-10% $344	-5% $293	+0% $242	+5% $191	+10% $140
Rent	-10% $109	-5% $176	+0% $242	+5% $309	+10% $376
Rate	-1.0pp $333	-0.5pp $288	base $242	+0.5pp $196	+1.0pp $148

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.40mi

Listing history 31 events

1. 2026-06-19
   days on market $179,900 Active 36 DOM
2. 2026-06-18
   days on market $179,900 Active 35 DOM
3. 2026-06-17
   days on market $179,900 Active 34 DOM
4. 2026-06-16
   days on market $179,900 Active 33 DOM
5. 2026-06-15
   days on market $179,900 Active 32 DOM
6. 2026-06-14
   days on market $179,900 Active 30 DOM
7. 2026-06-13
   days on market $179,900 Active 29 DOM
8. 2026-06-10
   days on market $179,900 Active 27 DOM
9. 2026-06-09
   days on market $179,900 Active 26 DOM
10. 2026-06-08
    days on market $179,900 Active 25 DOM
11. 2026-06-07
    days on market $179,900 Active 24 DOM
12. 2026-06-05
    days on market $179,900 Active 21 DOM
13. 2026-06-03
    days on market $179,900 Active 20 DOM
14. 2026-06-02
    days on market $179,900 Active 19 DOM
15. 2026-06-01
    days on market $179,900 Active 18 DOM
16. 2026-05-31
    days on market $179,900 Active 17 DOM
17. 2026-05-30
    days on market $179,900 Active 16 DOM
18. 2026-05-14
    listed $179,900 Active
19. 2025-11-13
    price $185,000
20. 2024-04-24
    soldstatus $152,000 Closed 346-char remark

    Show marketing remark (346 chars)

    Great home for first time home buyer or someone wanting a smaller home for retirement. This Adorable home has been Remodeled from top to bottom. Updates include a new roof, total updates in both bathrooms and Kitchen, fresh paint inside and out, new lighting and beautiful luxury vinyl flooring throughout. Priced right and ready for a new owner.

21. 2024-04-24
    soldstatus $152,000

    Show marketing remark (346 chars)

    Great home for first time home buyer or someone wanting a smaller home for retirement. This Adorable home has been Remodeled from top to bottom. Updates include a new roof, total updates in both bathrooms and Kitchen, fresh paint inside and out, new lighting and beautiful luxury vinyl flooring throughout. Priced right and ready for a new owner.

22. 2024-03-22
    status Pending 346-char remark

    Show marketing remark (346 chars)

    Great home for first time home buyer or someone wanting a smaller home for retirement. This Adorable home has been Remodeled from top to bottom. Updates include a new roof, total updates in both bathrooms and Kitchen, fresh paint inside and out, new lighting and beautiful luxury vinyl flooring throughout. Priced right and ready for a new owner.

23. 2024-03-11
    price $150,000 346-char remark

    Show marketing remark (346 chars)

    Great home for first time home buyer or someone wanting a smaller home for retirement. This Adorable home has been Remodeled from top to bottom. Updates include a new roof, total updates in both bathrooms and Kitchen, fresh paint inside and out, new lighting and beautiful luxury vinyl flooring throughout. Priced right and ready for a new owner.

24. 2024-02-23
    price $159,900 346-char remark

    Show marketing remark (346 chars)

    Great home for first time home buyer or someone wanting a smaller home for retirement. This Adorable home has been Remodeled from top to bottom. Updates include a new roof, total updates in both bathrooms and Kitchen, fresh paint inside and out, new lighting and beautiful luxury vinyl flooring throughout. Priced right and ready for a new owner.

25. 2024-01-12
    price $164,900 346-char remark

    Show marketing remark (346 chars)

    Great home for first time home buyer or someone wanting a smaller home for retirement. This Adorable home has been Remodeled from top to bottom. Updates include a new roof, total updates in both bathrooms and Kitchen, fresh paint inside and out, new lighting and beautiful luxury vinyl flooring throughout. Priced right and ready for a new owner.

26. 2023-10-24
    listed $169,900 Active 346-char remark

    Show marketing remark (346 chars)

    Great home for first time home buyer or someone wanting a smaller home for retirement. This Adorable home has been Remodeled from top to bottom. Updates include a new roof, total updates in both bathrooms and Kitchen, fresh paint inside and out, new lighting and beautiful luxury vinyl flooring throughout. Priced right and ready for a new owner.

27. 2022-10-18
    soldstatus $550,000
28. 2010-07-06
    soldstatus $374,000
29. 2008-09-25
    soldstatus $35,000
30. 2008-08-20
    soldstatus $49,900
31. 1998-07-31
    soldstatus $53,250

ⓘ 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: $891 · $74/mo
• Projected year-2 tax: $1,277 · $106/mo
• Expected delta: +$386/yr (+$32/mo · 43.4%)

ⓘ 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 · 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: $20,277
• − Mortgage interest: −$10,077
• − Property taxes: −$891
• − Insurance: −$900
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$5,233
• Taxable loss: −$68
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $2,924/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

+237.8% since first listed

14 events — show timeline

• 2026-05-14 Listed $179,900 CWTAR
• 2025-11-13 Price Changed $185,000 CWTAR
• 2024-04-24 Sold (Public Records) $152,000 Public Records
• 2024-04-24 Sold (MLS) $152,000 CWTAR
• 2024-03-22 Pending — CWTAR
• 2024-03-11 Price Changed $150,000 CWTAR
• 2024-02-23 Price Changed $159,900 CWTAR
• 2024-01-12 Price Changed $164,900 CWTAR
• 2023-10-24 Listed $169,900 CWTAR
• 2022-10-18 Sold (Public Records) $550,000 Public Records
• 2010-07-06 Sold (Public Records) $374,000 Public Records
• 2008-09-25 Sold (Public Records) $35,000 Public Records
• 2008-08-20 Sold (Public Records) $49,900 Public Records
• 1998-07-31 Sold (Public Records) $53,250 Public Records

Property tax history

+5.3%/yr

Latest (2025): $891 · +33.2% YoY. Source: county tax records.