850 Lane Ave · Jackson, TN 38301

$179,900

4 bd · 2.0 ba · 1,946 sqft · SingleFamily public records · 96 Days on market

Built 1955 8,000 sqft lot Est $191k · 6% under ↓ 10% 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 +26.0/30.0
• ARV discount +10.1/15.0
• DSCR +8.7/10.0
• 1% rule +5.7/10.0
• Rent growth +3.8/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

If you're ready to upgrade from renting, this 4-bedroom home offers the perfect combination of affordability and modern features. Natural light fills every room, highlighting the original hardwood floors that give the home plenty of character. The updated kitchen, complete with butcher block countertops and stainless steel appliances, is perfect for cooking meals and hosting friends. The spacious master suite includes a walk-in closet and direct access to a private patio, providing the perfect space to unwind after a busy day. This home offers a great opportunity for first-time buyers to enjoy the benefits of homeownership. With its affordability, updated kitchen, and beautiful hardwood flo

Key facts

• Walk-in closet
• Private patio
• 8,000 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• BUTCHER BLOCK COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• PRIVATE PATIO

Property features AI

Exterior

• Parking: One total parking space; One covered carport space
• Utilities: Public maintained road; City street access
• Home design: Single-family residence; One level / single-story
• Construction: Brick construction; Shingle roof
• Exterior features: Rain gutters; City street frontage (public maintained road); Lot dimensions approximately 80 x 100

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: Four bedrooms on the main level
• Flooring: Hardwood
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Electric cooktop; Microwave; Refrigerator; Hardwood floors; Rain gutters
• Laundry & utility: Dedicated laundry room with washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 2 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).
• At $1,930/mo this rent would consume 54% of the median local household income ($43k/yr) (locally 1701% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($164k) 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.07% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.64%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $190,708
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Lockwood Dr	0.59mi	4/2.5	2,031 (+4%)	16mo	$199,900	$98	50

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,577
• Equity at exit: $26,824

10-year hold

• IRR: 13.3%
• Equity multiple: 2.15×
• Total profit: $58,113
• Equity at exit: $15,554

Cash invested: $50,372 (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 38301

• Rents YoY: 5.2%
• Active inventory: 253
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,930 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $447

Break-even live

Break-even rent $1,365

Max offer price $179,900

Occupancy floor 72%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	$2,600	$2.40	43d	1	1.29mi
100 Parkridge Dr Jackson, TN	1.0–3.0	1.0–2.0	1085	$1,375	$1.27	43d	10	1.43mi

Listing history 22 events

1. 2026-06-18
   status $179,900 Pending 96 DOM
2. 2026-06-18
   days on market $179,900 Active 96 DOM
3. 2026-06-17
   days on market $179,900 Active 95 DOM
4. 2026-06-16
   days on market $179,900 Active 94 DOM
5. 2026-06-15
   days on market $179,900 Active 93 DOM
6. 2026-06-14
   days on market $179,900 Active 91 DOM
7. 2026-06-13
   days on market $179,900 Active 90 DOM
8. 2026-06-10
   days on market $179,900 Active 88 DOM
9. 2026-06-09
   days on market $179,900 Active 87 DOM
10. 2026-06-08
    days on market $179,900 Active 86 DOM
11. 2026-06-07
    days on market $179,900 Active 85 DOM
12. 2026-06-05
    days on market $179,900 Active 82 DOM
13. 2026-06-03
    days on market $179,900 Active 81 DOM
14. 2026-06-02
    days on market $179,900 Active 80 DOM
15. 2026-06-01
    days on market $179,900 Active 79 DOM
16. 2026-05-31
    days on market $179,900 Active 78 DOM
17. 2026-05-30
    days on market $179,900 Active 77 DOM
18. 2026-05-19
    status Active
19. 2026-04-24
    status Pending
20. 2026-02-17
    listed $179,900 Active
21. 2025-08-21
    price $189,900
22. 2025-06-30
    price $199,900

ⓘ 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: $716 · $60/mo
• Projected year-2 tax: $1,277 · $106/mo
• Expected delta: +$561/yr (+$47/mo · 78.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 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: $23,162
• − Mortgage interest: −$10,077
• − Property taxes: −$716
• − Insurance: −$900
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$5,233
• Taxable income: $2,530
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $4,754/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): 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

-10.0% since first listed

5 events — show timeline

• 2026-05-19 Relisted — CWTAR
• 2026-04-24 Pending — CWTAR
• 2026-02-17 Listed $179,900 CWTAR
• 2025-08-21 Price Changed $189,900 CWTAR
• 2025-06-30 Price Changed $199,900 CWTAR

Property tax history

+1.9%/yr

Latest (2025): $716 · +0.0% YoY. Source: county tax records.