129 Idlewild St · Jackson, TN 38301

$95,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 88 Days on market

Built 1962 9,000 sqft lot Est $80k · 18% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Listing remarks

Investment Opportunity: This 3 bedroom, 1-bathroom home is currently tenant-occupied with a 12-month lease in place (see private remarks for details). The interior has been tastefully updated, and the home is situated privately off the street. Exterior features include a concrete driveway and a durable brick shop. For more information, contact Eric Flowers at 731-420-4546.

Key facts

• Brick shop
• Concrete driveway
• 9,000 sq ft lot

Tags

• CONCRETE DRIVEWAY
• BRICK SHOP
• PRIVATELY OFF THE STREET

Property features AI

Exterior

• Parking: 4 parking spaces; Parking pad
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Shingle roof
• Exterior features: Shingle roof; Level lot; Publicly maintained road; Storage structure; Workshop

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 2 main-level bathrooms
• Interior features: Electric range; 4 total rooms
• 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 $95k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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; lower-income renter base — watch delinquency; 247 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $25k; list at $95k implies a 280% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.40% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.03%
• DSCR: 1.98
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $80,352
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 Hillcrest Circle Dr	0.27mi	2/1.0 (-1)	923 (+7%)	11mo	$93,900	$102	62
344 Phillips St	0.44mi	3/1.0	963 (+12%)	1mo	$129,900	$135	60
47 Cartmell St	0.41mi	2/1.0 (-1)	846 (-2%)	21mo	$79,000	$93	54
91 Holland Ave	0.28mi	2/2.0 (-1)	892 (+3%)	23mo	$190,000	$213	54
56 Wisteria St	0.55mi	2/1.0 (-1)	780 (-10%)	9mo	$33,500	$43	46
112 Rhea St	0.43mi	2/1.0 (-1)	768 (-11%)	15mo	$65,500	$85	44
214 Peabody Ave	0.72mi	2/1.0 (-1)	978 (+13%)	14mo	$53,500	$55	28

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: 17.0%
• Equity multiple: 1.70×
• Total profit: $18,679
• Equity at exit: $14,165

10-year hold

• IRR: 26.9%
• Equity multiple: 3.60×
• Total profit: $69,056
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$27 /mo · $324/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $488

Break-even live

Break-even rent $715

Max offer price $95,000

Occupancy floor 58%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $95,000 Active 88 DOM
2. 2026-06-18
   days on market $95,000 Active 87 DOM
3. 2026-06-17
   days on market $95,000 Active 86 DOM
4. 2026-06-16
   days on market $95,000 Active 85 DOM
5. 2026-06-15
   days on market $95,000 Active 84 DOM
6. 2026-06-14
   days on market $95,000 Active 82 DOM
7. 2026-06-13
   days on market $95,000 Active 81 DOM
8. 2026-06-10
   days on market $95,000 Active 79 DOM
9. 2026-06-09
   days on market $95,000 Active 78 DOM
10. 2026-06-08
    days on market $95,000 Active 77 DOM
11. 2026-06-07
    days on market $95,000 Active 76 DOM
12. 2026-06-05
    days on market $95,000 Active 73 DOM
13. 2026-06-03
    days on market $95,000 Active 72 DOM
14. 2026-06-02
    days on market $95,000 Active 71 DOM
15. 2026-06-01
    days on market $95,000 Active 70 DOM
16. 2026-05-31
    days on market $95,000 Active 69 DOM
17. 2026-05-30
    days on market $95,000 Active 68 DOM
18. 2026-04-07
    status Active
19. 2026-03-05
    status Pending
20. 2026-02-18
    listed $95,000 Active
21. 2023-09-26
    soldstatus $25,000
22. 2023-09-09
    listed $25,000

ⓘ 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: $324 · $27/mo
• Projected year-2 tax: $674 · $56/mo
• Expected delta: +$350/yr (+$29/mo · 108.2%)

ⓘ 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 ≥108°F today · 21 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: $15,998
• − Mortgage interest: −$5,321
• − Property taxes: −$324
• − Insurance: −$475
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$2,764
• Taxable income: $4,554
• Est. tax owed @ 24.0%: −$1,093
• After-tax cash flow: $4,768/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

+280.0% since first listed

5 events — show timeline

• 2026-04-07 Relisted — CWTAR
• 2026-03-05 Pending — CWTAR
• 2026-02-18 Listed $95,000 CWTAR
• 2023-09-26 Sold (MLS) $25,000 CWTAR
• 2023-09-09 Listed $25,000 CWTAR

Property tax history

+0.9%/yr

Latest (2025): $324 · +0.0% YoY. Source: county tax records.