150 Jacks Creek St · Henderson, TN 38340

$159,000

3 bd · 1.0 ba · 1,396 sqft · SingleFamily public records · 193 Days on market

Built 1940 1.09 ac lot $114/sqft · 6% below area Est $169k · 6% under

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Why this score? — see what drove the D 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 +13.8/30.0
• ARV discount +10.2/15.0
• DSCR +4.2/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location Location Location.. Home perfectly located in the heart of Henderson! This property offers unbeatable convenience, just a short walk to Freed-Hardeman University, local restaurants, coffee shops, and all the best area amenities. Whether you’re looking for a personal home or an investment opportunity, this prime location delivers. It has a metal roof, and an Acre Land. Location truly is everything—don’t miss your chance to own a property right in the center of it all! Can Easily be rented for $1500 a month!

Key facts

• 1.09 acre lot
• Built 1940
• Listed 192 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $15 ($176/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (21.5% below list).
• Recommended offer: $125k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.5% in Henderson — 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 65/100 on livability (#150 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: health & safety C-, schools D-, amenities F.
• Chester County (rural): math 42% / reading 37% proficiency, ranked #15 of 139 in TN (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 97 active listings in the ZIP; 18 units permitted in Chester 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.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $68k; list at $159k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $124,893 (21.5% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 D-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. 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?
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: 0.79% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

• ARV (median comp): $169,277
• List price: $159,000
• Delta: -6.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
457 Kendyl Cv	0.41mi	3/2.0	1,555 (+11%)	6mo	$240,000	$154	53
330 Courtney Cv	0.27mi	3/2.0	1,577 (+13%)	19mo	$255,000	$162	46
419 White Ave	0.53mi	2/2.0 (-1)	1,292 (-7%)	10mo	$120,000	$93	45
462 Mifflin Ave	0.42mi	2/2.0 (-1)	1,203 (-14%)	5mo	$177,500	$148	44
470 Hill Ave	0.55mi	4/2.0 (+1)	1,475 (+6%)	14mo	$210,000	$142	44
313 Iris St	0.65mi	3/2.0	1,303 (-7%)	14mo	$132,900	$102	43
608 Rosebud St	0.71mi	3/1.5	1,258 (-10%)	14mo	$170,000	$135	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-24,889
• Equity at exit: $23,707

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-20,710
• Equity at exit: $13,747

Cash invested: $44,520 (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 38340

• Home prices YoY: -19.1%
• Active inventory: 97
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$72 /mo · $863/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $15

Break-even live

Break-even rent $1,230

Max offer price $159,000

Occupancy floor 94%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $159,000 Active 193 DOM
2. 2026-06-17
   days on market $159,000 Active 192 DOM
3. 2026-06-16
   days on market $159,000 Active 191 DOM
4. 2026-06-15
   days on market $159,000 Active 190 DOM
5. 2026-06-13
   days on market $159,000 Active 188 DOM
6. 2026-06-12
   days on market $159,000 Active 187 DOM
7. 2026-06-09
   days on market $159,000 Active 184 DOM
8. 2026-06-08
   days on market $159,000 Active 183 DOM
9. 2026-06-08
   days on market $159,000 Active 182 DOM
10. 2026-06-07
    days on market $159,000 Active 181 DOM
11. 2026-06-04
    days on market $159,000 Active 178 DOM
12. 2026-06-02
    days on market $159,000 Active 177 DOM
13. 2026-06-01
    days on market $159,000 Active 176 DOM
14. 2026-05-31
    days on market $159,000 Active 175 DOM
15. 2025-12-08
    listed $159,000 Active 538-char remark

    Show marketing remark (538 chars)

    Location Location Location.. Home perfectly located in the heart of Henderson! This property offers unbeatable convenience, just a short walk to Freed-Hardeman University, local restaurants, coffee shops, and all the best area amenities. Whether you’re looking for a personal home or an investment opportunity, this prime location delivers. It has a metal roof, and an Acre Land. Location truly is everything—don’t miss your chance to own a property right in the center of it all! Can Easily be rented for $1500 a month!

16. 2025-12-05
    historical $159,000 538-char remark

    Show marketing remark (538 chars)

    Location Location Location.. Home perfectly located in the heart of Henderson! This property offers unbeatable convenience, just a short walk to Freed-Hardeman University, local restaurants, coffee shops, and all the best area amenities. Whether you’re looking for a personal home or an investment opportunity, this prime location delivers. It has a metal roof, and an Acre Land. Location truly is everything—don’t miss your chance to own a property right in the center of it all! Can Easily be rented for $1500 a month!

17. 2018-11-07
    soldstatus $68,500
18. 2018-11-05
    soldstatus $68,000 190-char remark

    Show marketing remark (190 chars)

    Three-bedroom 2 bath home located in the city limits. Has beautiful hardwood floors. The house has a metal roof and an almost new Heat and Air unit. It is price to sale and is move in ready.

19. 2018-08-16
    listed $72,000 190-char remark

    Show marketing remark (190 chars)

    Three-bedroom 2 bath home located in the city limits. Has beautiful hardwood floors. The house has a metal roof and an almost new Heat and Air unit. It is price to sale and is move in ready.

20. 2005-03-18
    soldstatus $60,000

ⓘ 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: $863 · $72/mo
• Projected year-2 tax: $1,129 · $94/mo
• Expected delta: +$266/yr (+$22/mo · 30.8%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $14,987
• − Mortgage interest: −$8,906
• − Property taxes: −$863
• − Insurance: −$795
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$4,625
• Taxable loss: −$2,601
• Est. tax savings @ 24.0%: +$624
• After-tax cash flow: $800/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: Chester County
• NCES district ID: 4700600
• Math proficiency: 42% ▼ -4.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $41,740
• Composite: 33.32/100
• National rank: #5502
• State rank: #15 of 139 in TN

Livability — Henderson

• Score: 65/100
• State rank: #150
• US rank: #13353

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing B Health & safety C- User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henderson, TN
• Population (ZIP): 12,274

Population outlook (Chester County) Hauer SSP2

• Today (2025): 17,948 people
• By 2030: 18,156 · +1.2%
• By 2040: 18,392 · +2.5%
• By 2050: 18,411 · +2.6%
• By 2075: 18,385 · +2.4%
• By 2100: 18,211 · +1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 14% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Italian 6% Slovak 4% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Chester

• 2024 margin: Solid R (+64.9) · D 17.0% · R 81.9% · Other 1.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -43.2pp · 2024: -64.9pp
• All cycles: 2024: R+64.9 2020: R+59.9 2016: R+60.3 2012: R+47.7 2008: R+43.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.29%
• Current HPI: 237.7662
• Rent YoY: —
• Metro: —
• 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

+165.0% since first listed

6 events — show timeline

• 2025-12-08 Listed $159,000 REALTRACS as Distributed by MLS Grid
• 2025-12-05 Coming Soon $159,000 REALTRACS as Distributed by MLS Grid
• 2018-11-07 Sold (Public Records) $68,500 Public Records
• 2018-11-05 Sold (MLS) $68,000 CWTAR
• 2018-08-16 Listed $72,000 CWTAR
• 2005-03-18 Sold (Public Records) $60,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $863 · +6.0% YoY. Source: county tax records.