201 Daugherty St #201 · Jackson, TN 38301

$90,000

2 bd · 1.0 ba · 864 sqft · SingleFamily · 36 Days on market

Built 1945 Fair condition 7,500 sqft lot

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Why this score? — see what drove the B- 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 +9.1/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.1/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

2 bdrm 1 bath home for sale. Currently has renter but renter will be given 30 day notice to move with acceptable contract 2 bdrm 1 bath home for sale . Currently has renter but renter will be given 30 day notice to move with acceptable contract

Key facts

• 7,500 sq ft lot
• 2 parking spots
• Built 1945

Property features AI

Exterior

• Parking: Open parking with 2 spaces
• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Single-family residence; One-story home; Entry level: main level
• Construction: Vinyl siding; Composition roof; Combination foundation; Built as a single-level structure
• Exterior features: Chain link and wood fencing; City street frontage; Public maintained road

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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).
• This rent runs 35% 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 $622 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.41% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.97%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $47,520
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Belmont Ave	0.37mi	2/1.0	857 (-1%)	8mo	$11,000	$13	75
214 Peabody Ave	0.35mi	2/1.0	978 (+13%)	14mo	$53,500	$55	50
56 Wisteria St	0.58mi	2/1.0	780 (-10%)	9mo	$33,500	$43	49
47 Cartmell St	0.69mi	2/1.0	846 (-2%)	21mo	$79,000	$93	47

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: $12,312
• Equity at exit: $13,419

10-year hold

• IRR: 22.6%
• Equity multiple: 3.14×
• Total profit: $53,962
• Equity at exit: $7,782

Cash invested: $25,200 (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 38301

• Rents YoY: 5.2%
• Active inventory: 253
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $377

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 65%

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: $22,500
• Closing costs: $2,700
• 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	$1,868	$1.73	44d	1	1.33mi

Listing history 18 events

1. 2026-06-19
   days on market $90,000 Active 36 DOM
2. 2026-06-18
   days on market $90,000 Active 35 DOM
3. 2026-06-17
   days on market $90,000 Active 34 DOM
4. 2026-06-16
   days on market $90,000 Active 33 DOM
5. 2026-06-15
   days on market $90,000 Active 32 DOM
6. 2026-06-14
   days on market $90,000 Active 30 DOM
7. 2026-06-13
   days on market $90,000 Active 29 DOM
8. 2026-06-10
   days on market $90,000 Active 27 DOM
9. 2026-06-09
   days on market $90,000 Active 26 DOM
10. 2026-06-08
    days on market $90,000 Active 25 DOM
11. 2026-06-07
    days on market $90,000 Active 24 DOM
12. 2026-06-05
    days on market $90,000 Active 21 DOM
13. 2026-06-03
    days on market $90,000 Active 20 DOM
14. 2026-06-02
    days on market $90,000 Active 19 DOM
15. 2026-06-01
    days on market $90,000 Active 18 DOM
16. 2026-05-31
    days on market $90,000 Active 17 DOM
17. 2026-05-30
    days on market $90,000 Active 16 DOM
18. 2026-05-13
    listed $90,000 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $15,178
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,618
• Taxable income: $3,290
• Est. tax owed @ 24.0%: −$790
• After-tax cash flow: $3,738/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Focus on updating the kitchen, bathrooms, and exterior to attract more buyers and renters.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated appearance.
• Moderate Bathroom fixtures — Dated and stained appearance.
• Moderate Flooring — Worn and dated appearance.
• Moderate Paint — Chipped and peeling in some areas.
• Moderate Exterior siding — Weathered and in need of repainting.
• Moderate Landscaping — Basic and not well-maintained.

Value-add opportunities

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value.
• Both Bathroom updates — Updating bathrooms with new fixtures and flooring can boost both resale and rental appeal.
• Both Exterior painting — A fresh coat of paint can enhance curb appeal and property value.
• Both Landscaping improvements — A well-maintained yard can attract more buyers and renters, increasing both resale and rental value.
• Rental HVAC maintenance — A functional HVAC system is crucial for rental properties and can attract more tenants.
• Both Interior painting — Fresh paint can make the interior look more inviting and increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance.	Moderate	$3,000–15,000
Bathroom fixtures · Dated and stained appearance.	Moderate	$3,000–15,000
Flooring · Worn and dated appearance.	Moderate	$3,000–15,000
Paint · Chipped and peeling in some areas.	Moderate	$3,000–15,000
Exterior siding · Weathered and in need of repainting.	Moderate	$3,000–15,000
Landscaping · Basic and not well-maintained.	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$18,000–90,000

Value-add ROI direction

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value. ↑
• Both Bathroom updates — Updating bathrooms with new fixtures and flooring can boost both resale and rental appeal. ↑
• Both Exterior painting — A fresh coat of paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — A well-maintained yard can attract more buyers and renters, increasing both resale and rental value. ↑
• Rental HVAC maintenance — A functional HVAC system is crucial for rental properties and can attract more tenants. ↑
• Both Interior painting — Fresh paint can make the interior look more inviting and increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-13 Listed $90,000 CWTAR