4 Reynolds Dr · Jackson, TN 38305

$165,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 10 Days on market

Built 1965 0.46 ac lot Est $230k · 28% under

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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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Perfect for the investor or first time home buyer. The location is outstanding. Right behind Northside High School. 3 bedrooms and 2 full baths. Spacious living room and dining room combination. Eat in kitchen. Built in oven and cook top. Roof is only 8 months old. The HVAC was receently updated with a new motor. Great natural lighting through out. This home will need some tender loving care (TLC). Hardwood floors throughout. The one car garage also doubles as a utility shed. This home will not last long. Bring your creativity and your best offer. This home is being sold "As-Is. "

Key facts

• Natural lighting
• Built in oven
• Cook top

Tags

• BUILT IN OVEN
• COOK TOP
• ROOF IS ONLY 8 MONTHS OLD
• HVAC RECENTLY UPDATED
• NATURAL LIGHTING
• HARDWOOD FLOORS

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Five parking spaces total; One-car garage; Additional garage structure(s)
• Utilities: Public water; Public sewer; Electricity available and connected; 220 volts in kitchen; Natural gas available; Cable available; Phone available
• Home design: Single family residence; One-level single-story home; Entry level on main floor
• Construction: Aluminum siding; Permanent raised foundation; Home warranty included
• Exterior features: Porch; Rain gutters; Level lot; Asphalt road frontage on a public maintained city street

Interior

• Kitchen: Built-in electric oven; Electric cooktop; Kitchen island; Eat-in kitchen; Laminate counters; Exhaust fan
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning; Exhaust fan for ventilation
• Interior features: Eat-in kitchen; Entrance foyer; Kitchen island; Laminate counters; Wood window frames; Built-in electric oven; Electric cooktop; Exhaust fan
• 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 $165k.

Deal economics

• At list price, monthly cash flow is $250 ($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 $161k (2.5% below list).
• Recommended offer: $161k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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 (+1.6%/yr); 508 active listings in the ZIP; 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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

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 $160,885 (2.5% below list)

Questions for the listing agent

1. Built in 1965 — 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 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?
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. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $230,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Derbyshire Dr	0.29mi	3/2.0	1,498 (+3%)	12mo	$239,900	$160	72
184 E University Pkwy	0.29mi	3/2.0	1,421 (-2%)	14mo	$245,000	$172	71
52 Commanche Trl	0.41mi	3/2.0	1,489 (+2%)	7mo	$235,000	$158	71
31 Charlesmeade Dr	0.35mi	3/2.0	1,507 (+4%)	16mo	$220,000	$146	64
199 Hopper Barker Rd	0.36mi	3/2.0	1,370 (-6%)	13mo	$205,000	$150	63
188 Quail Rdg	0.36mi	2/2.0 (-1)	1,544 (+6%)	7mo	$247,000	$160	62
158 Commanche Trl	0.54mi	3/2.0	1,430 (-2%)	14mo	$225,000	$157	60
68 Pueblo Cv	0.66mi	3/2.0	1,533 (+5%)	2mo	$238,000	$155	59
90 Duncan Dr	0.25mi	4/2.0 (+1)	1,593 (+9%)	14mo	$248,400	$156	56
168 Quail Rdg	0.40mi	3/2.0	1,617 (+11%)	10mo	$300,000	$186	55
76 Navajo Cv	0.58mi	3/2.0	1,587 (+9%)	13mo	$259,900	$164	47
115 Derbyshire Dr	0.55mi	3/2.0	1,619 (+11%)	14mo	$183,120	$113	44

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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.72×
• Total profit: $-13,138
• Equity at exit: $24,602

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-185
• Equity at exit: $14,266

Cash invested: $46,200 (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 38305

• Rents YoY: 1.6%
• Active inventory: 508
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $250

Break-even live

Break-even rent $1,293

Max offer price $165,000

Occupancy floor 79%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-14
   statusdays on market $165,000 Pending 10 DOM
2. 2026-06-13
   days on market $165,000 Active 9 DOM
3. 2026-06-10
   days on market $165,000 Active 7 DOM
4. 2026-06-09
   days on market $165,000 Active 6 DOM
5. 2026-06-08
   days on market $165,000 Active 5 DOM
6. 2026-06-07
   days on market $165,000 Active 4 DOM
7. 2026-06-05
   remarks 587-char remark
8. 2026-06-05
   listed $165,000 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: $1,045 · $87/mo
• Projected year-2 tax: $1,172 · $98/mo
• Expected delta: +$126/yr (+$11/mo · 12.1%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $19,306
• − Mortgage interest: −$9,243
• − Property taxes: −$1,045
• − Insurance: −$825
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$4,800
• Taxable income: $305
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $2,925/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): 53,488
• Household income: $68,977
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 2228.0

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: White 57% Black 32% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Italian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% Arabic 1%

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: ▼ -118.63%
• Current HPI: 195.4511
• Rent YoY: ▲ 1.58%
• 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

• 2026-06-02 Listed $165,000 CWTAR

Property tax history

+4.2%/yr

Latest (2025): $1,045 · +0.0% YoY. Source: county tax records.