325 Jennings Rd #325 · Jacks Creek, TN 38368

$182,900

5 bd · 2.0 ba · 1,917 sqft · SingleFamily · 229 Days on market

Built 1987 0.87 ac lot ↓ 8% since listing

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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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks

Good area in rural area. NEW septic system just installed. New flooring installed of both carpet and lvp. House is empty and ready for the new owners.

Key facts

• New flooring
• New septic system
• 0.87 acre lot

Tags

• NEW SEPTIC SYSTEM
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (27.0% below list).
• Recommended offer: $133k (27.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Chester County (rural): math 42% / reading 37% proficiency, ranked #15 of 139 in TN (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jacks Creek Elementary (math 24% / reading 24%, grade F, #546 of 952 statewide, top 61%, 128 students, 0% FRL); Chester County Junior High School (math 42% / reading 32%, grade F, #56 of 333 statewide, top 17%, 608 students, 0% FRL); Chester County High School (math 27% / reading 47%, grade F, #33 of 332 statewide, top 10%, 811 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 active listings in the ZIP; 18 units permitted in Chester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($161k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,447 (27.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.91%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.68×
• Total profit: $86,273
• Equity at exit: $164,771

10-year hold

• IRR: 18.9%
• Equity multiple: 6.17×
• Total profit: $264,606
• Equity at exit: $355,334

Cash invested: $51,212 (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 38368

• Home prices YoY: 4.7%
• Active inventory: 13
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$959
• Tax est. 1.5%: −$229 /mo · $2,744/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-210

Break-even live

Break-even rent $1,600

Max offer price $152,549

Occupancy floor —

Sensitivity live

Price	-10% $-83	-5% $-147	+0% $-210	+5% $-273	+10% $-336
Rent	-10% $-315	-5% $-262	+0% $-210	+5% $-157	+10% $-104
Rate	-1.0pp $-118	-0.5pp $-163	base $-210	+0.5pp $-257	+1.0pp $-305

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: $45,725
• Closing costs: $5,487
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-02-22
   status Pending
2. 2025-12-22
   price $182,900
3. 2025-11-10
   price $194,500
4. 2025-07-08
   listed $199,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $16,014
• − Mortgage interest: −$10,245
• − Property taxes: −$2,744
• − Insurance: −$914
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$5,321
• Taxable loss: −$5,773
• Est. tax savings @ 24.0%: +$1,385
• After-tax cash flow: $-1,132/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: Chester County
• NCES district ID: 4700600
• Math proficiency: 42% ▼ -4.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $41,740
• Composite: 33.32/100
• National rank: #5502
• State rank: #15 of 139 in TN

Livability — Jacks Creek

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,432

Population outlook (Chester County) Hauer SSP2

• Today (2025): 17,948 people
• By 2030: 18,156 · +1.2%
• By 2040: 18,392 · +2.5%
• By 2050: 18,411 · +2.6%
• By 2075: 18,385 · +2.4%
• By 2100: 18,211 · +1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1%
• Common ancestry: Serbian 7% Romanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Arabic 4%

Political lean MEDSL · Chester

• 2024 margin: Solid R (+64.9) · D 17.0% · R 81.9% · Other 1.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -43.2pp · 2024: -64.9pp
• All cycles: 2024: R+64.9 2020: R+59.9 2016: R+60.3 2012: R+47.7 2008: R+43.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.77%
• Current HPI: 307.8141
• Rent YoY: —
• Metro: —
• 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

-8.3% since first listed

4 events — show timeline

• 2026-02-22 Pending — CWTAR
• 2025-12-22 Price Changed $182,900 CWTAR
• 2025-11-10 Price Changed $194,500 CWTAR
• 2025-07-08 Listed $199,500 CWTAR