421 Hollywood Dr · Jackson, TN 38301

$221,000

4 bd · 4.0 ba · 1,768 sqft · MultiFamily public records · 114 Days on market

Built 1935 9,583 sqft lot Est $179k · 24% over

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +6.1/10.0
• Rent growth +3.8/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• 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 MLS

Investment Opportunity in the LANA area of Jackson. Duplex with two one bedroom one bath apartments. Left Unit has hardwood floors in 3 of the 4 living areas. Right unit has hardwood floors in one of the 4 living areas. Needs bathrooms and kitchens rebuilt and some TLC. Great opportunity for the right investor. Call your favorite realtor today and take a look for yourself.

Key facts

• Modern tiled showers
• Turnkey duplex
• Open concept layout

Tags

• INCOME PRODUCING DUPLEX
• SHORT TERM RENTAL READY
• TURNKEY DUPLEX
• OPEN CONCEPT LAYOUT
• FULLY EQUIPPED KITCHENS
• MODERN TILED SHOWERS

Property features AI

Finance

• Other: Zoned 08 - Commercial Residential Building
• Financial info: Two units (duplex) with listed rents showing $1,500 for one unit and $3,000 total

Exterior

• Parking: Four open asphalt parking spaces; RV access/parking
• Utilities: Public water; Public sewer; Electricity available; Water and sewer connected
• Home design: Residential income duplex; One level / single-story; Entry at main level; Composition roof
• Construction: Block, brick, and wood siding construction; Attic/crawl hatchway(s) insulated; Raised block foundation; Built with composition roofing
• Exterior features: Private entrance; Sloped lot; Asphalt road frontage on a public maintained city street

Interior

• Kitchen: Dishwasher; Microwave
• Flooring: Laminate flooring
• Bathrooms: Two bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Entrance foyer; High ceilings; Laminate counters; Open floor plan; Aluminum window frames
• Laundry & utility: Main-level laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $221k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive. Per door: $261/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $221k).
• Recommended offer: $201k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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).
• At $2,463/mo this rent would consume 68% 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 $2k of loan paydown is wiped out by about $7k 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 $62k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $38k; list at $221k implies a 489% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $201,110 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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 1935 — 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: 1.11% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.11%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $178,568
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Laurel Ln	0.43mi	3/2.0 (-1)	1,980 (+12%)	7mo	$200,000	$101	41

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $2,917
• Equity at exit: $32,952

10-year hold

• IRR: 12.8%
• Equity multiple: 2.11×
• Total profit: $68,995
• Equity at exit: $19,108

Cash invested: $61,880 (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: 15.0×

Monthly cashflow live

• Estimated rent: $2,463 medium
• Mortgage (P&I): −$1,159
• Tax from tax record: −$173 /mo · $2,080/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $521

Break-even live

Break-even rent $1,803

Max offer price $221,000

Occupancy floor 74%

Sensitivity live

Price	-10% $647	-5% $584	+0% $521	+5% $459	+10% $396
Rent	-10% $327	-5% $424	+0% $521	+5% $619	+10% $716
Rate	-1.0pp $633	-0.5pp $578	base $521	+0.5pp $464	+1.0pp $406

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,464
Total (2 units)			$2,463

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: $55,250
• Closing costs: $6,630
• 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	$2,600	$2.40	44d	1	0.88mi

Listing history 32 events

1. 2026-06-19
   days on market $221,000 Active 114 DOM
2. 2026-06-18
   days on market $221,000 Active 113 DOM
3. 2026-06-17
   days on market $221,000 Active 112 DOM
4. 2026-06-16
   days on market $221,000 Active 111 DOM
5. 2026-06-15
   days on market $221,000 Active 110 DOM
6. 2026-06-14
   days on market $221,000 Active 108 DOM
7. 2026-06-13
   days on market $221,000 Active 107 DOM
8. 2026-06-10
   days on market $221,000 Active 105 DOM
9. 2026-06-09
   days on market $221,000 Active 104 DOM
10. 2026-06-08
    days on market $221,000 Active 103 DOM
11. 2026-06-07
    days on market $221,000 Active 102 DOM
12. 2026-06-05
    days on market $221,000 Active 99 DOM
13. 2026-06-03
    days on market $221,000 Active 98 DOM
14. 2026-06-02
    days on market $221,000 Active 97 DOM
15. 2026-06-01
    days on market $221,000 Active 96 DOM
16. 2026-05-31
    days on market $221,000 Active 95 DOM
17. 2026-05-30
    days on market $221,000 Active 94 DOM
18. 2026-02-24
    listed $221,000 Active
19. 2025-07-15
    price $250,000
20. 2025-05-14
    price $260,000
21. 2023-04-19
    soldstatus $37,500
22. 2023-04-17
    soldstatus $37,500 Closed 375-char remark

    Show marketing remark (375 chars)

    Investment Opportunity in the LANA area of Jackson. Duplex with two one bedroom one bath apartments. Left Unit has hardwood floors in 3 of the 4 living areas. Right unit has hardwood floors in one of the 4 living areas. Needs bathrooms and kitchens rebuilt and some TLC. Great opportunity for the right investor. Call your favorite realtor today and take a look for yourself.

23. 2023-03-30
    status Pending 375-char remark

    Show marketing remark (375 chars)

    Investment Opportunity in the LANA area of Jackson. Duplex with two one bedroom one bath apartments. Left Unit has hardwood floors in 3 of the 4 living areas. Right unit has hardwood floors in one of the 4 living areas. Needs bathrooms and kitchens rebuilt and some TLC. Great opportunity for the right investor. Call your favorite realtor today and take a look for yourself.

24. 2023-03-15
    status Active 375-char remark

    Show marketing remark (375 chars)

    Investment Opportunity in the LANA area of Jackson. Duplex with two one bedroom one bath apartments. Left Unit has hardwood floors in 3 of the 4 living areas. Right unit has hardwood floors in one of the 4 living areas. Needs bathrooms and kitchens rebuilt and some TLC. Great opportunity for the right investor. Call your favorite realtor today and take a look for yourself.

25. 2023-03-05
    status Pending 375-char remark

    Show marketing remark (375 chars)

    Investment Opportunity in the LANA area of Jackson. Duplex with two one bedroom one bath apartments. Left Unit has hardwood floors in 3 of the 4 living areas. Right unit has hardwood floors in one of the 4 living areas. Needs bathrooms and kitchens rebuilt and some TLC. Great opportunity for the right investor. Call your favorite realtor today and take a look for yourself.

26. 2023-03-01
    price $39,000 375-char remark

    Show marketing remark (375 chars)

    Investment Opportunity in the LANA area of Jackson. Duplex with two one bedroom one bath apartments. Left Unit has hardwood floors in 3 of the 4 living areas. Right unit has hardwood floors in one of the 4 living areas. Needs bathrooms and kitchens rebuilt and some TLC. Great opportunity for the right investor. Call your favorite realtor today and take a look for yourself.

27. 2023-01-05
    listed $44,000 Active 375-char remark

    Show marketing remark (375 chars)

    Investment Opportunity in the LANA area of Jackson. Duplex with two one bedroom one bath apartments. Left Unit has hardwood floors in 3 of the 4 living areas. Right unit has hardwood floors in one of the 4 living areas. Needs bathrooms and kitchens rebuilt and some TLC. Great opportunity for the right investor. Call your favorite realtor today and take a look for yourself.

28. 2022-08-11
    soldstatus $30,000
29. 2022-07-29
    listed $55,000
30. 2003-07-16
    soldstatus $11,500
31. 2002-06-11
    soldstatus $11,500
32. 2000-09-27
    soldstatus $125,000

ⓘ 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: $2,080 · $173/mo
• Projected year-2 tax: $2,080 · $173/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $29,556
• − Mortgage interest: −$12,379
• − Property taxes: −$2,080
• − Insurance: −$1,105
• − Repairs & maintenance: −$2,364
• − Management: −$2,364
• − Depreciation: −$6,429
• Taxable income: $2,834
• Est. tax owed @ 24.0%: −$680
• After-tax cash flow: $5,577/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

+76.8% since first listed

15 events — show timeline

• 2026-02-24 Listed $221,000 CWTAR
• 2025-07-15 Price Changed $250,000 CWTAR
• 2025-05-14 Price Changed $260,000 CWTAR
• 2023-04-19 Sold (Public Records) $37,500 Public Records
• 2023-04-17 Sold (MLS) $37,500 CWTAR
• 2023-03-30 Pending — CWTAR
• 2023-03-15 Relisted — CWTAR
• 2023-03-05 Pending — CWTAR
• 2023-03-01 Price Changed $39,000 CWTAR
• 2023-01-05 Listed $44,000 CWTAR
• 2022-08-11 Sold (MLS) $30,000 CWTAR
• 2022-07-29 Listed $55,000 CWTAR
• 2003-07-16 Sold (Public Records) $11,500 Public Records
• 2002-06-11 Sold (Public Records) $11,500 Public Records
• 2000-09-27 Sold (Public Records) $125,000 Public Records

Property tax history

+16.3%/yr

Latest (2025): $2,080 · +177.0% YoY. Source: county tax records.