86 Carolane Dr · Jackson, TN 38305

$314,900

None bd · 5.0 ba · 3,208 sqft · MultiFamily public records · 76 Days on market

Built 1974 8,271 sqft lot Est $308k · at est. ↓ 37% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +6.5/15.0
• 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: 3 units. confirmed

Listing remarks

Prime CENTRAL North Jackson Investment Opportunity! This well-maintained triplex on Carolane Drive features a 2 bedroom and 1 full bathroom, kitchen with range and refrigerator with washing machine and dryer connections on each side. Completely renovated within the past 5 years to include new roof, new HVAC units, new windows, etc. Perfect for a savvy investor looking for immediate cash flow. Situated in a quiet cul-de-sac with easy access to the US-45 Bypass, Hollywood Dr, and local shopping. Low-maintenance living in a high-demand rental area. 3rd door's address is 6 Camelot Cove

Key facts

• Quiet cul-de-sac
• New hvac units
• Completely renovated

Tags

• WELL MAINTAINED TRIPLEX
• COMPLETELY RENOVATED
• NEW ROOF
• NEW HVAC UNITS
• NEW WINDOWS
• QUIET CUL-DE-SAC

Property features AI

Finance

• Financial info: Property configured as a triplex with 3 total units; Reported total rent for unit type entries: $2,997

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Residential income property (triplex); Single-story (one level); Block foundation
• Construction: Block foundation
• Exterior features: Corner lot; City street frontage; Publicly maintained road

Interior

• Kitchen: Electric range; Refrigerator
• Bathrooms: Units include 1 bathroom each (triplex configuration)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric range; Refrigerator
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.5-bath units multifamily listed at $315k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $445/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $296k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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).
• At $4,095/mo this rent would consume 71% of the median local household income ($69k/yr) (locally 2228% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 + 1.6% rent growth), your $88k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $296,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.30% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.16%
• DSCR: 1.81
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $307,968
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Camelot Cv	0.06mi	—/—	2,970 (-7%)	3mo	$250,000	$84	83
21 River Oaks Dr	0.35mi	—/—	3,640 (+14%)	14mo	$350,000	$96	50
9 River Oaks Dr	0.32mi	—/—	3,564 (+11%)	24mo	$365,000	$102	46

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: 8.2%
• Equity multiple: 1.32×
• Total profit: $28,073
• Equity at exit: $46,953

10-year hold

• IRR: 16.3%
• Equity multiple: 2.25×
• Total profit: $110,423
• Equity at exit: $27,227

Cash invested: $88,172 (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: 19.2×

Monthly cashflow live

• Estimated rent: $4,095 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$118 /mo · $1,419/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$860
• Net cashflow: $1,334

Break-even live

Break-even rent $2,406

Max offer price $314,900

Occupancy floor 62%

Sensitivity live

Price	-10% $1,512	-5% $1,423	+0% $1,334	+5% $1,245	+10% $1,156
Rent	-10% $1,011	-5% $1,172	+0% $1,334	+5% $1,496	+10% $1,658
Rate	-1.0pp $1,493	-0.5pp $1,414	base $1,334	+0.5pp $1,253	+1.0pp $1,170

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$4,095
Total (3 units)			$4,095

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-21
   status Pending
2. 2026-03-06
   listed $314,900 Active
3. 2025-04-03
   historical $999
4. 2025-03-26
   listed $999
5. 2020-10-16
   soldstatus $575,000
6. 2018-10-01
   soldstatus $501,000

ⓘ 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: $1,419 · $118/mo
• Projected year-2 tax: $2,236 · $186/mo
• Expected delta: +$817/yr (+$68/mo · 57.6%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $49,140
• − Mortgage interest: −$17,639
• − Property taxes: −$1,419
• − Insurance: −$1,574
• − Repairs & maintenance: −$3,931
• − Management: −$3,931
• − Depreciation: −$9,161
• Taxable income: $11,484
• Est. tax owed @ 24.0%: −$2,756
• After-tax cash flow: $13,254/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

-37.1% since first listed

6 events — show timeline

• 2026-05-21 Pending — CWTAR
• 2026-03-06 Listed $314,900 CWTAR
• 2025-04-03 Rental Removed $999 ZUMPER1
• 2025-03-26 Listed for Rent $999 ZUMPER1
• 2020-10-16 Sold (Public Records) $575,000 Public Records
• 2018-10-01 Sold (Public Records) $501,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,419 · +0.0% YoY. Source: county tax records.