1104 North Pkwy Unit 29 · Jackson, TN 38305

$179,900

3 bd · 3.0 ba · 2,110 sqft · Condo public records · 2 Days on market

Built 1978

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Why this score? — see what drove the F 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 +8.1/30.0
• ARV discount +7.5/15.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Timberlake Estates 3 bed 2.5 bath condo conveniently located minutes from the hospital, shopping, and I40. This community has a swimming pool, tennis court, covered parking, and offers a low maintenance lifestyle. Fresh paint, carpet, and updated fixtures! Nice sunroom and deck. Call to see this condo today!

Key facts

• 2 parking spots
• Community pool
• Built 1978

Property features AI

Finance

• HOA & community: Community pool; Community tennis courts; Located in Timber Lake Estates

Exterior

• Parking: 2 total parking spaces; Carport with 2 spaces
• Security: Closed-circuit cameras; Fire alarm
• Utilities: Public water; Public sewer; 220-volt electric service; Natural gas available and connected
• Home design: Residential condominium; Two-story
• Construction: Board & batten siding; Combination foundation
• Exterior features: Rain gutters; Deck; Tennis court(s); Wood fencing; Storage structure

Interior

• Kitchen: Dishwasher; Refrigerator; Granite counters; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: Total rooms: 9
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fans
• Interior features: Beamed ceilings; Ceiling fans; Eat-in kitchen; Entrance foyer; Granite counters; High ceilings; Kitchen island; Open floorplan; Pantry; Vaulted ceilings; Walk-in closets; Fireplace in the great room
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (13.8% below list).
• Recommended offer: $155k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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-, crime F, amenities 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.
• Zoned schools: Andrew Jackson Elementary School (math 2% / reading 8%, grade F, #896 of 952 statewide, top 96%, 475 students, 0% FRL); North Parkway Middle School (math 4% / reading 6%, grade F, #295 of 333 statewide, top 91%, 340 students, 0% FRL); North Side High School (math 3% / reading 22%, grade F, #257 of 332 statewide, top 78%, 886 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.6%/yr); 512 active listings in the ZIP; 247 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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.

Recommended offer $155,107 (13.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.19%
• DSCR: 0.81
• GRM: 9.7

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: -25.1%
• Equity multiple: 0.16×
• Total profit: $-42,428
• Equity at exit: $26,824

10-year hold

• IRR: -26.5%
• Equity multiple: -0.18×
• Total profit: $-59,606
• 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 38305

• Rents YoY: 1.6%
• Active inventory: 512
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$88 /mo · $1,056/yr
• Insurance: −$75
• HOA est. from 3 same-building comps: −$295
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-176

Break-even live

Break-even rent $1,774

Max offer price $148,804

Occupancy floor —

Sensitivity live

Price	-10% $-74	-5% $-125	+0% $-176	+5% $-227	+10% $-278
Rent	-10% $-299	-5% $-237	+0% $-176	+5% $-115	+10% $-53
Rate	-1.0pp $-85	-0.5pp $-130	base $-176	+0.5pp $-223	+1.0pp $-270

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: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-17
   status $179,900 Pending 2 DOM
2. 2026-06-17
   days on market $179,900 Active 2 DOM
3. 2026-06-15
   remarks 232-char remark
4. 2026-06-15
   listed $179,900 Active 1 DOM

ⓘ 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: $1,056 · $88/mo
• Projected year-2 tax: $1,277 · $106/mo
• Expected delta: +$221/yr (+$18/mo · 21.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,613
• − Mortgage interest: −$10,077
• − Property taxes: −$1,056
• − Insurance: −$900
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − HOA: −$3,540
• − Depreciation: −$5,233
• Taxable loss: −$5,171
• Est. tax savings @ 24.0%: +$1,241
• After-tax cash flow: $-871/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

+80.1% since first listed

11 events — show timeline

• 2026-06-15 Listed $179,900 CWTAR
• 2025-04-28 Price Changed $239,900 CWTAR
• 2024-07-30 Sold (Public Records) $189,999 Public Records
• 2024-07-25 Sold (MLS) $189,999 CWTAR
• 2024-06-22 Pending — CWTAR
• 2024-06-06 Price Changed $199,900 CWTAR
• 2024-04-03 Price Changed $209,500 CWTAR
• 2024-02-17 Listed $219,500 CWTAR
• 2017-09-26 Sold (Public Records) $99,000 Public Records
• 2017-09-22 Sold (MLS) $99,000 CWTAR
• 2017-08-04 Listed $99,900 CWTAR

Property tax history

+1.5%/yr

Latest (2025): $1,056 · +1.1% YoY. Source: county tax records.