30 Carolane Dr · Jackson, TN 38305

$204,900

4 bd · 2.0 ba · 1,796 sqft · MultiFamily public records · 29 Days on market

Built 1973 7,542 sqft lot

---

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 +27.9/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

🏡 Turnkey Duplex Investment Opportunity in Jackson, TN! 💰 Don’t miss this excellent income-producing property featuring two spacious 2-bedroom, 1-bath units with a combined monthly rental income of $1,950/month. Whether you’re looking to expand your rental portfolio or jump into real estate investing, this property offers immediate cash flow with strong rental demand. Each unit offers functional layouts, comfortable living spaces, and reliable tenant appeal. Conveniently located near shopping, restaurants, schools, and major roadways, this duplex is positioned in a desirable rental area with long-term upside potential. ### Key Features: * Duplex with * * 2 units * * *

Key facts

• 7,542 sq ft lot
• Built 1973
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $205k.

Deal economics

• At list price, monthly cash flow is $628 ($8k/yr) — positive. Per door: $314/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $202k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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).
• This rent runs 41% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $6k 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 29 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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 $157k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $201,826 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1973 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.14%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $3,373
• Equity at exit: $30,551

10-year hold

• IRR: 9.8%
• Equity multiple: 1.71×
• Total profit: $40,788
• Equity at exit: $17,716

Cash invested: $57,372 (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 38305

• Rents YoY: 1.6%
• Active inventory: 508
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $2,385 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $628

Break-even live

Break-even rent $1,590

Max offer price $204,900

Occupancy floor 69%

Sensitivity live

Price	-10% $744	-5% $686	+0% $628	+5% $570	+10% $512
Rent	-10% $440	-5% $534	+0% $628	+5% $722	+10% $816
Rate	-1.0pp $731	-0.5pp $680	base $628	+0.5pp $575	+1.0pp $521

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,384
Total (2 units)			$2,385

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $204,900 Active 29 DOM
2. 2026-06-18
   days on market $204,900 Active 28 DOM
3. 2026-06-17
   days on market $204,900 Active 27 DOM
4. 2026-06-16
   days on market $204,900 Active 26 DOM
5. 2026-06-15
   days on market $204,900 Active 25 DOM
6. 2026-06-14
   days on market $204,900 Active 23 DOM
7. 2026-06-13
   days on market $204,900 Active 22 DOM
8. 2026-06-10
   days on market $204,900 Active 20 DOM
9. 2026-06-09
   days on market $204,900 Active 19 DOM
10. 2026-06-08
    days on market $204,900 Active 18 DOM
11. 2026-06-07
    days on market $204,900 Active 17 DOM
12. 2026-06-05
    days on market $204,900 Active 14 DOM
13. 2026-06-03
    days on market $204,900 Active 13 DOM
14. 2026-06-02
    days on market $204,900 Active 12 DOM
15. 2026-06-01
    days on market $204,900 Active 11 DOM
16. 2026-05-31
    days on market $204,900 Active 10 DOM
17. 2026-05-30
    days on market $204,900 Active 9 DOM
18. 2026-05-22
    historical $1,000
19. 2026-05-21
    listed $214,900 Active
20. 2026-03-10
    listed $1,000
21. 2025-11-30
    historical
22. 2025-11-24
    historical Active Under Contract
23. 2025-11-11
    status Active
24. 2025-11-01
    historical Active Under Contract
25. 2025-10-24
    listed $194,900 Active
26. 2025-10-18
    historical
27. 2025-08-06
    listed $199,900 Active
28. 2025-03-24
    historical $1,000
29. 2025-02-22
    listed $1,000
30. 2022-05-24
    soldstatus $157,000
31. 2022-05-04
    soldstatus $645,000
32. 2021-04-14
    soldstatus $67,000
33. 2019-01-18
    soldstatus $400,000

ⓘ 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: $1,155 · $96/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$300/yr (+$25/mo · 26.0%)

ⓘ 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 · 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: $28,620
• − Mortgage interest: −$11,478
• − Property taxes: −$1,155
• − Insurance: −$1,024
• − Repairs & maintenance: −$2,290
• − Management: −$2,290
• − Depreciation: −$5,961
• Taxable income: $4,423
• Est. tax owed @ 24.0%: −$1,062
• After-tax cash flow: $6,475/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

-99.8% since first listed

16 events — show timeline

• 2026-05-22 Rental Removed $1,000 BUILDIUM
• 2026-05-21 Listed $214,900 REALTRACS as Distributed by MLS Grid
• 2026-03-10 Listed for Rent $1,000 BUILDIUM
• 2025-11-30 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-11-24 Contingent — REALTRACS as Distributed by MLS Grid
• 2025-11-11 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-11-01 Contingent — REALTRACS as Distributed by MLS Grid
• 2025-10-24 Listed $194,900 REALTRACS as Distributed by MLS Grid
• 2025-10-18 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-08-06 Listed $199,900 REALTRACS as Distributed by MLS Grid
• 2025-03-24 Rental Removed $1,000 BUILDIUM
• 2025-02-22 Listed for Rent $1,000 BUILDIUM
• 2022-05-24 Sold (Public Records) $157,000 Public Records
• 2022-05-04 Sold (Public Records) $645,000 Public Records
• 2021-04-14 Sold (Public Records) $67,000 Public Records
• 2019-01-18 Sold (Public Records) $400,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $1,155 · +0.0% YoY. Source: county tax records.