125 Williams St · Jackson, TN 38301

$99,999

3 bd · 1.0 ba · 1,430 sqft · SingleFamily public records · 112 Days on market

Built 1930 8,250 sqft lot ↓ 60% since listing

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Investment opportunity!!!! 3 bedrooms, 2 full bath located less than a block from the University of Memphis~ Lambuth Campus and the new Madison Academic High School! Original hardwood flooring. New Paint to exterior/interior. Great rental potential. SOLD AS IS! Call today!

Key facts

• 8,250 sq ft lot
• 2 parking spots
• Built 1930

Property features AI

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One level / single-story
• Construction: Masonite exterior; Composition/shingle roof
• Exterior features: Asphalt road access; Publicly maintained road

Interior

• Kitchen: Gas range
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Hardwood; Tile; Vinyl
• Bathrooms: Two full bathrooms, both on the main level
• Interior features: Eat-in kitchen; Four total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $758 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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 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 $1,729/mo this rent would consume 48% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $100k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $90,999 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 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 1930 — 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: 1.73% ✓
• Cap rate: 15.39%
• Cash-on-cash: 32.48%
• DSCR: 2.45
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $238,810
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 W Deaderick St	0.14mi	3/2.0	1,512 (+6%)	8mo	$284,000	$188	73
205 Morgan St	0.22mi	3/2.0	1,508 (+6%)	6mo	$280,000	$186	71
221 Wells St	0.34mi	3/2.5	1,442 (+1%)	9mo	$275,000	$191	69
225 Linden St	0.39mi	3/2.0	1,352 (-6%)	3mo	$225,000	$166	66
218 Wells St	0.36mi	3/2.0	1,368 (-4%)	8mo	$236,900	$173	65
832 Lambuth Blvd	0.36mi	3/2.0	1,350 (-6%)	9mo	$225,000	$167	63
431 Arlington Ave	0.41mi	3/2.0	1,297 (-9%)	2mo	$182,500	$141	60
119 Otis St	0.70mi	3/2.0	1,352 (-6%)	1mo	$220,000	$163	54
237 Wells St	0.32mi	3/2.5	1,619 (+13%)	7mo	$280,000	$173	51
124 Conger St	0.62mi	3/1.0	1,272 (-11%)	5mo	$38,500	$30	49
415 Division Ave	0.55mi	2/2.0 (-1)	1,614 (+13%)	1mo	$194,500	$121	43
23 Stanfill Ln	0.73mi	2/1.0 (-1)	1,287 (-10%)	9mo	$194,900	$151	37

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: 29.9%
• Equity multiple: 2.28×
• Total profit: $35,937
• Equity at exit: $14,910

10-year hold

• IRR: 38.3%
• Equity multiple: 4.93×
• Total profit: $110,059
• Equity at exit: $8,646

Cash invested: $28,000 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,729 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$42 /mo · $502/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $758

Break-even live

Break-even rent $770

Max offer price $99,999

Occupancy floor 51%

Sensitivity live

Price	-10% $815	-5% $786	+0% $758	+5% $730	+10% $701
Rent	-10% $621	-5% $690	+0% $758	+5% $826	+10% $895
Rate	-1.0pp $808	-0.5pp $783	base $758	+0.5pp $732	+1.0pp $706

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: $25,000
• Closing costs: $3,000
• 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	0.50mi

Listing history 27 events

1. 2026-06-19
   days on market $99,999 Active 112 DOM
2. 2026-06-18
   days on market $99,999 Active 111 DOM
3. 2026-06-17
   days on market $99,999 Active 110 DOM
4. 2026-06-16
   days on market $99,999 Active 109 DOM
5. 2026-06-15
   days on market $99,999 Active 108 DOM
6. 2026-06-14
   days on market $99,999 Active 106 DOM
7. 2026-06-13
   days on market $99,999 Active 105 DOM
8. 2026-06-10
   days on market $99,999 Active 103 DOM
9. 2026-06-09
   days on market $99,999 Active 102 DOM
10. 2026-06-08
    days on market $99,999 Active 101 DOM
11. 2026-06-07
    days on market $99,999 Active 100 DOM
12. 2026-06-05
    days on market $99,999 Active 97 DOM
13. 2026-06-03
    days on market $99,999 Active 96 DOM
14. 2026-06-02
    days on market $99,999 Active 95 DOM
15. 2026-06-01
    days on market $99,999 Active 94 DOM
16. 2026-05-31
    days on market $99,999 Active 93 DOM
17. 2026-05-30
    days on market $99,999 Active 92 DOM
18. 2026-05-22
    status Active
19. 2026-05-13
    status Pending
20. 2026-03-17
    price $99,999
21. 2026-02-17
    listed $110,000 Active
22. 2022-09-07
    soldstatus $53,000
23. 2022-09-02
    soldstatus $53,000 273-char remark

    Show marketing remark (273 chars)

    Investment opportunity!!!! 3 bedrooms, 2 full bath located less than a block from the University of Memphis~ Lambuth Campus and the new Madison Academic High School! Original hardwood flooring. New Paint to exterior/interior. Great rental potential. SOLD AS IS! Call today!

24. 2022-05-22
    listed $57,000 273-char remark

    Show marketing remark (273 chars)

    Investment opportunity!!!! 3 bedrooms, 2 full bath located less than a block from the University of Memphis~ Lambuth Campus and the new Madison Academic High School! Original hardwood flooring. New Paint to exterior/interior. Great rental potential. SOLD AS IS! Call today!

25. 2019-09-18
    soldstatus $25,000 125-char remark

    Show marketing remark (125 chars)

    Lots of charm and character in this 3 BR/2 BA home. Excellent location for walkability. Must see to appreciate the potential.

26. 2019-03-11
    listed $35,000 125-char remark

    Show marketing remark (125 chars)

    Lots of charm and character in this 3 BR/2 BA home. Excellent location for walkability. Must see to appreciate the potential.

27. 2010-04-23
    soldstatus $249,000

ⓘ 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: $502 · $42/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$208/yr (+$17/mo · 41.4%)

ⓘ 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 1/10 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: $20,747
• − Mortgage interest: −$5,601
• − Property taxes: −$502
• − Insurance: −$500
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$2,909
• Taxable income: $7,915
• Est. tax owed @ 24.0%: −$1,900
• After-tax cash flow: $7,196/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

-59.8% since first listed

10 events — show timeline

• 2026-05-22 Relisted — CWTAR
• 2026-05-13 Pending — CWTAR
• 2026-03-17 Price Changed $99,999 CWTAR
• 2026-02-17 Listed $110,000 CWTAR
• 2022-09-07 Sold (Public Records) $53,000 Public Records
• 2022-09-02 Sold (MLS) $53,000 CWTAR
• 2022-05-22 Listed $57,000 CWTAR
• 2019-09-18 Sold (MLS) $25,000 CWTAR
• 2019-03-11 Listed $35,000 CWTAR
• 2010-04-23 Sold (Public Records) $249,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $502 · +0.0% YoY. Source: county tax records.