605 Parkburg Rd · Jackson, TN 38366

$244,900

3 bd · 2.0 ba · 1,244 sqft · SingleFamily public records · 11 Days on market

Built 1980 0.67 ac lot Est $213k · 15% 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 +14.9/30.0
• Appreciation +10.0/10.0
• DSCR +4.6/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.7/15.0

Listing remarks MLS

Want country living just minutes from city conveniences? THIS IS IT! Adorable 3 bedroom, 2 bath home features an open floor plan, updated interior and no carpet! Perfect for a first time home buyer or anyone looking to downsize. Home features laminate hardwood, large fenced in back yard and an back patio perfect for relaxing on a warm summer night. Storage shed and refrigerator stay! This is what move in ready looks like! Welcome home!

Key facts

• New landscaping
• Covered back patio
• Paver sidewalk

Tags

• FENCED BACKYARD
• COVERED BACK PATIO
• OUTDOOR STORAGE BUILDING
• NEW LANDSCAPING
• MATURE TREES
• PAVER SIDEWALK

Property features AI

Finance

• HOA & community: Near a golf course

Exterior

• Parking: 6 parking spaces total; 1 carport space; 2 open parking spaces; Circular driveway; Gravel parking pad / open parking
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Electricity connected
• Home design: Single-family residence; One story
• Construction: Block foundation
• Exterior features: Rain gutters; Covered patio; Chain link backyard fence; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central electric air; Ceiling fan(s)
• Interior features: Beamed ceilings; Ceiling fan(s); Kitchen island; Laminate countertops; Fireplace in the great room (and additional fireplace area)
• Laundry & utility: Laundry room with washer and electric dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $73 ($877/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 $191k (22.2% below list).
• Recommended offer: $191k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 26 active listings in the ZIP; 247 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Madison County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $150k; list at $245k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $190,567 (22.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.78% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $212,724
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 Parkburg Rd	0.02mi	3/2.0	1,244 (0%)	8mo	$242,900	$195	92
9 Roy Davis Rd	0.05mi	2/1.0 (-1)	1,069 (-14%)	19mo	$154,500	$145	49
526 Parkburg Rd	0.45mi	3/2.0	1,389 (+12%)	24mo	$238,000	$171	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 25.2%
• Equity multiple: 3.01×
• Total profit: $137,902
• Equity at exit: $220,625

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $402,178
• Equity at exit: $475,787

Cash invested: $68,572 (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 38366

• Home prices YoY: 4.4%
• Active inventory: 26
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,906 medium
• Mortgage (P&I): −$1,284
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $73

Break-even live

Break-even rent $1,813

Max offer price $244,900

Occupancy floor 91%

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $244,900 Active 11 DOM
2. 2026-06-18
   days on market $244,900 Active 10 DOM
3. 2026-06-17
   days on market $244,900 Active 9 DOM
4. 2026-06-16
   days on market $244,900 Active 8 DOM
5. 2026-06-15
   days on market $244,900 Active 7 DOM
6. 2026-06-14
   days on market $244,900 Active 5 DOM
7. 2026-06-13
   days on market $244,900 Active 4 DOM
8. 2026-06-10
   days on market $244,900 Active 2 DOM
9. 2026-06-09
   pricedays on marketlisting id $244,900 Active 1 DOM
10. 2026-06-08
    days on market $249,900 Active 89 DOM
11. 2026-06-07
    days on market $249,900 Active 88 DOM
12. 2026-06-05
    days on market $249,900 Active 85 DOM
13. 2026-06-03
    days on market $249,900 Active 84 DOM
14. 2026-06-02
    days on market $249,900 Active 83 DOM
15. 2026-06-01
    days on market $249,900 Active 82 DOM
16. 2026-05-31
    days on market $249,900 Active 81 DOM
17. 2026-05-30
    days on market $249,900 Active 80 DOM
18. 2026-03-11
    listed $249,900 Active
19. 2025-11-08
    price $199,900
20. 2025-09-01
    price $209,000
21. 2021-05-04
    soldstatus $150,000
22. 2021-04-30
    soldstatus $150,000 439-char remark

    Show marketing remark (439 chars)

    Want country living just minutes from city conveniences? THIS IS IT! Adorable 3 bedroom, 2 bath home features an open floor plan, updated interior and no carpet! Perfect for a first time home buyer or anyone looking to downsize. Home features laminate hardwood, large fenced in back yard and an back patio perfect for relaxing on a warm summer night. Storage shed and refrigerator stay! This is what move in ready looks like! Welcome home!

23. 2021-03-12
    listed $150,000 439-char remark

    Show marketing remark (439 chars)

    Want country living just minutes from city conveniences? THIS IS IT! Adorable 3 bedroom, 2 bath home features an open floor plan, updated interior and no carpet! Perfect for a first time home buyer or anyone looking to downsize. Home features laminate hardwood, large fenced in back yard and an back patio perfect for relaxing on a warm summer night. Storage shed and refrigerator stay! This is what move in ready looks like! Welcome home!

24. 2019-07-17
    soldstatus $95,000
25. 2006-10-05
    soldstatus $83,000
26. 2003-08-18
    soldstatus $87,500

ⓘ 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: $553 · $46/mo
• Projected year-2 tax: $1,739 · $145/mo
• Expected delta: +$1,186/yr (+$99/mo · 214.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $22,868
• − Mortgage interest: −$13,718
• − Property taxes: −$553
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$7,124
• Taxable loss: −$3,411
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $1,695/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

• City population: 87,024
• Population (ZIP): 2,386

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: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 5% Hispanic / Latino 5% Black 4%
• Common ancestry: Serbian 4% Portuguese 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% 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: ▲ 10.09%
• Current HPI: 241.1757
• 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

+185.6% since first listed

9 events — show timeline

• 2026-03-11 Listed $249,900 CWTAR
• 2025-11-08 Price Changed $199,900 CWTAR
• 2025-09-01 Price Changed $209,000 CWTAR
• 2021-05-04 Sold (Public Records) $150,000 Public Records
• 2021-04-30 Sold (MLS) $150,000 CWTAR
• 2021-03-12 Listed $150,000 CWTAR
• 2019-07-17 Sold (Public Records) $95,000 Public Records
• 2006-10-05 Sold (Public Records) $83,000 Public Records
• 2003-08-18 Sold (Public Records) $87,500 Public Records

Property tax history

+6.7%/yr

Latest (2025): $553 · +0.0% YoY. Source: county tax records.