194 E Forest Ave · Jackson, TN 38301

$159,900

3 bd · 1.0 ba · 1,061 sqft · SingleFamily public records · 95 Days on market

Built 1962 7,405 sqft lot

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• 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 MLS

Discover comfort and convenience in this 3-bed, 1-bath home located in the heart of Lana and downtown Jackson, TN. This recently upgraded property boasts new flooring, fenced yard, and a convenient carport, perfect for protecting your vehicle from the elements. Embrace the inclusive design, with a handicap accessible entrance and ramp, catering to diverse living needs. Take advantage of the added outdoor storage, providing ample room for all your essentials and more. Enjoy the best of both worlds with the bustling energy of downtown and the serene charm of Lana. Don't miss this opportunity to own a cozy retreat that perfectly balances modern upgrades with a prime location.

Key facts

• Remodeled
• New plumbing
• Large backyard

Tags

• REMODELED
• NEW HVAC SYSTEM
• NEW ROOF
• NEW PLUMBING
• STYLISH FLOORING
• LARGE BACKYARD

Property features AI

Finance

• Financial info: Tax information available (not included per instructions)

Exterior

• Parking: 2 parking spaces total; Carport (1 space)
• Utilities: Public water; Public sewer; Sewer connected; Water connected; Natural gas available; Cable available
• Home design: Single-family residence; One-level / single-story
• Construction: Brick and vinyl siding exterior; Combination foundation; Shingle roof; Built on one level
• Exterior features: Front porch; Wood fencing; Asphalt road frontage on a city street; Public maintained road

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s) for cooling
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 $1,664/mo this rent would consume 46% 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• 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 $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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 1962 — 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: 1.04% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.09%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $97,612
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 E Forest Ave	0.04mi	2/1.0 (-1)	942 (-11%)	2mo	$70,000	$74	72
46 Sweetbay Dr	0.46mi	3/1.5	1,102 (+4%)	6mo	$101,000	$92	65
116 Muse St	0.39mi	3/1.0	1,100 (+4%)	18mo	$65,000	$59	60
22 Currie Ave	0.39mi	3/1.0	950 (-10%)	6mo	$130,000	$137	59
124 Northside Dr	0.28mi	2/1.0 (-1)	970 (-9%)	12mo	$143,000	$147	58
129 Courtland St	0.17mi	2/1.0 (-1)	925 (-13%)	14mo	$70,000	$76	54
222 Park Ave	0.45mi	2/1.0 (-1)	1,082 (+2%)	21mo	$80,500	$74	53
66 Webber St	0.61mi	2/1.0 (-1)	996 (-6%)	10mo	$95,000	$95	48
316 W Forest Ave	0.28mi	2/1.0 (-1)	906 (-15%)	21mo	$69,000	$76	40
537 Westwood Ave	0.67mi	2/1.0 (-1)	996 (-6%)	19mo	$173,000	$174	38

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-610
• Equity at exit: $23,842

10-year hold

• IRR: 11.3%
• Equity multiple: 1.96×
• Total profit: $43,152
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $339

Break-even live

Break-even rent $1,235

Max offer price $159,900

Occupancy floor 75%

Sensitivity live

Price	-10% $430	-5% $385	+0% $339	+5% $294	+10% $249
Rent	-10% $208	-5% $274	+0% $339	+5% $405	+10% $471
Rate	-1.0pp $420	-0.5pp $380	base $339	+0.5pp $298	+1.0pp $256

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: $39,975
• Closing costs: $4,797
• 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	1.25mi

Listing history 12 events

1. 2026-05-31
   days on market $159,900 Active 95 DOM
2. 2026-05-30
   days on market $159,900 Active 94 DOM
3. 2026-02-25
   listed $159,900 Active
4. 2025-07-16
   price $164,000
5. 2025-06-18
   price $165,000
6. 2025-06-04
   price $170,000
7. 2023-12-11
   soldstatus $160,000
8. 2023-12-07
   soldstatus $160,000 Closed 681-char remark

   Show marketing remark (681 chars)

   Discover comfort and convenience in this 3-bed, 1-bath home located in the heart of Lana and downtown Jackson, TN. This recently upgraded property boasts new flooring, fenced yard, and a convenient carport, perfect for protecting your vehicle from the elements. Embrace the inclusive design, with a handicap accessible entrance and ramp, catering to diverse living needs. Take advantage of the added outdoor storage, providing ample room for all your essentials and more. Enjoy the best of both worlds with the bustling energy of downtown and the serene charm of Lana. Don't miss this opportunity to own a cozy retreat that perfectly balances modern upgrades with a prime location.

9. 2023-10-23
   status Pending 681-char remark

   Show marketing remark (681 chars)

   Discover comfort and convenience in this 3-bed, 1-bath home located in the heart of Lana and downtown Jackson, TN. This recently upgraded property boasts new flooring, fenced yard, and a convenient carport, perfect for protecting your vehicle from the elements. Embrace the inclusive design, with a handicap accessible entrance and ramp, catering to diverse living needs. Take advantage of the added outdoor storage, providing ample room for all your essentials and more. Enjoy the best of both worlds with the bustling energy of downtown and the serene charm of Lana. Don't miss this opportunity to own a cozy retreat that perfectly balances modern upgrades with a prime location.

10. 2023-10-17
    listed $169,900 Active 681-char remark

    Show marketing remark (681 chars)

    Discover comfort and convenience in this 3-bed, 1-bath home located in the heart of Lana and downtown Jackson, TN. This recently upgraded property boasts new flooring, fenced yard, and a convenient carport, perfect for protecting your vehicle from the elements. Embrace the inclusive design, with a handicap accessible entrance and ramp, catering to diverse living needs. Take advantage of the added outdoor storage, providing ample room for all your essentials and more. Enjoy the best of both worlds with the bustling energy of downtown and the serene charm of Lana. Don't miss this opportunity to own a cozy retreat that perfectly balances modern upgrades with a prime location.

11. 2023-08-10
    soldstatus $45,000
12. 1999-08-16
    soldstatus $45,000

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: +$291/yr (+$24/mo · 34.5%)

ⓘ 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 15% 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: $19,971
• − Mortgage interest: −$8,957
• − Property taxes: −$844
• − Insurance: −$800
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$4,652
• Taxable income: $1,524
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $3,705/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

+255.3% since first listed

10 events — show timeline

• 2026-02-25 Listed $159,900 CWTAR
• 2025-07-16 Price Changed $164,000 CWTAR
• 2025-06-18 Price Changed $165,000 CWTAR
• 2025-06-04 Price Changed $170,000 CWTAR
• 2023-12-11 Sold (Public Records) $160,000 Public Records
• 2023-12-07 Sold (MLS) $160,000 CWTAR
• 2023-10-23 Pending — CWTAR
• 2023-10-17 Listed $169,900 CWTAR
• 2023-08-10 Sold (Public Records) $45,000 Public Records
• 1999-08-16 Sold (Public Records) $45,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $844 · +0.0% YoY. Source: county tax records.