221 Burton St · Jackson, TN 38301

$164,900

2 bd · 1.0 ba · 1,070 sqft · SingleFamily public records · 60 Days on market

Built 1940 3,920 sqft lot ↓ 58% since listing

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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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Rent growth +3.8/5.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled from top to bottom, this home is a true charmer and move-in ready! It features a newer architectural shingle roof, newer windows, luxury vinyl flooring throughout (no carpet), fresh paint, updated cabinets, countertops, and stainless steel appliances—including a newer dishwasher. You'll also appreciate the newer HVAC system, hot water heater, and updated electrical and plumbing. All appliances stay, including the washer and dryer. Enjoy the inviting covered front porch—this one is a must-see!

Key facts

• Fresh paint
• Updated cabinets
• Newer dishwasher

Tags

• NEWER WINDOWS
• LUXURY VINYL FLOORING
• FRESH PAINT
• UPDATED CABINETS
• STAINLESS STEEL APPLIANCES
• NEWER DISHWASHER

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction; Existing (previously built)
• Exterior features: Covered porch; Back yard fencing; Storage structure on site

Interior

• Kitchen: Eat-in kitchen; Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level); One bedroom about 14 x 12
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $73 ($876/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 $134k (19.0% below list).
• Recommended offer: $134k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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-, 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: Isaac Lane Technology Magnet Elementary (math 2% / reading 2%, grade F, #926 of 952 statewide, top 100%, 467 students, 0% FRL); South Side High School (math 10% / reading 15%, grade F, #257 of 332 statewide, top 78%, 810 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 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).
• 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 $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

• It's been on market 60 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $103k; list at $165k implies a 60% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,588 (19.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 19% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.81% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $58,850
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Peabody Ave	0.45mi	2/1.0	1,119 (+5%)	11mo	$170,000	$152	63
214 Peabody Ave	0.42mi	2/1.0	978 (-9%)	14mo	$53,500	$55	54
1112 E Chester St	0.55mi	3/1.0 (+1)	1,105 (+3%)	16mo	$39,900	$36	51
105 Griffin St	0.53mi	3/1.0 (+1)	1,008 (-6%)	24mo	$28,000	$28	41
201 N Hays Ave	0.69mi	3/1.0 (+1)	1,190 (+11%)	8mo	$56,000	$47	38
47 Regency Dr	0.65mi	3/1.5 (+1)	1,156 (+8%)	15mo	$100,000	$87	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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-19,142
• Equity at exit: $24,587

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,913
• Equity at exit: $14,258

Cash invested: $46,172 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$49 /mo · $587/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $73

Break-even live

Break-even rent $1,244

Max offer price $164,900

Occupancy floor 90%

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: $41,225
• Closing costs: $4,947
• 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	$1,868	$1.73	44d	1	1.20mi

Listing history 28 events

1. 2026-06-19
   days on market $164,900 Active 60 DOM
2. 2026-06-18
   days on market $164,900 Active 59 DOM
3. 2026-06-17
   days on market $164,900 Active 58 DOM
4. 2026-06-16
   days on market $164,900 Active 57 DOM
5. 2026-06-15
   days on market $164,900 Active 56 DOM
6. 2026-06-14
   days on market $164,900 Active 54 DOM
7. 2026-06-13
   days on market $164,900 Active 53 DOM
8. 2026-06-10
   days on market $164,900 Active 51 DOM
9. 2026-06-09
   days on market $164,900 Active 50 DOM
10. 2026-06-08
    days on market $164,900 Active 49 DOM
11. 2026-06-07
    days on market $164,900 Active 48 DOM
12. 2026-06-05
    pricedays on market $164,900 Active 45 DOM
13. 2026-06-03
    days on market $169,900 Active 44 DOM
14. 2026-06-02
    days on market $169,900 Active 43 DOM
15. 2026-06-01
    days on market $169,900 Active 42 DOM
16. 2026-05-31
    days on market $169,900 Active 41 DOM
17. 2026-05-30
    days on market $169,900 Active 40 DOM
18. 2026-05-18
    price $169,900 530-char remark

    Show marketing remark (530 chars)

    Completely remodeled from top to bottom, this home is a true charmer and move-in ready! It features a newer architectural shingle roof, newer windows, luxury vinyl flooring throughout (no carpet), fresh paint, updated cabinets, countertops, and stainless steel appliances—including a newer dishwasher. You'll also appreciate the newer HVAC system, hot water heater, and updated electrical and plumbing. All appliances stay, including the washer and dryer. Enjoy the inviting covered front porch—this one is a must-see!

19. 2026-05-18
    price $169,900

    Show marketing remark (530 chars)

    Completely remodeled from top to bottom, this home is a true charmer and move-in ready! It features a newer architectural shingle roof, newer windows, luxury vinyl flooring throughout (no carpet), fresh paint, updated cabinets, countertops, and stainless steel appliances—including a newer dishwasher. You'll also appreciate the newer HVAC system, hot water heater, and updated electrical and plumbing. All appliances stay, including the washer and dryer. Enjoy the inviting covered front porch—this one is a must-see!

20. 2026-05-03
    price $176,500 530-char remark

    Show marketing remark (530 chars)

    Completely remodeled from top to bottom, this home is a true charmer and move-in ready! It features a newer architectural shingle roof, newer windows, luxury vinyl flooring throughout (no carpet), fresh paint, updated cabinets, countertops, and stainless steel appliances—including a newer dishwasher. You'll also appreciate the newer HVAC system, hot water heater, and updated electrical and plumbing. All appliances stay, including the washer and dryer. Enjoy the inviting covered front porch—this one is a must-see!

21. 2026-05-03
    price $176,500

    Show marketing remark (530 chars)

    Completely remodeled from top to bottom, this home is a true charmer and move-in ready! It features a newer architectural shingle roof, newer windows, luxury vinyl flooring throughout (no carpet), fresh paint, updated cabinets, countertops, and stainless steel appliances—including a newer dishwasher. You'll also appreciate the newer HVAC system, hot water heater, and updated electrical and plumbing. All appliances stay, including the washer and dryer. Enjoy the inviting covered front porch—this one is a must-see!

22. 2026-04-20
    listed $179,900 Active
23. 2026-04-16
    listed $179,900 Active 530-char remark

    Show marketing remark (530 chars)

    Completely remodeled from top to bottom, this home is a true charmer and move-in ready! It features a newer architectural shingle roof, newer windows, luxury vinyl flooring throughout (no carpet), fresh paint, updated cabinets, countertops, and stainless steel appliances—including a newer dishwasher. You'll also appreciate the newer HVAC system, hot water heater, and updated electrical and plumbing. All appliances stay, including the washer and dryer. Enjoy the inviting covered front porch—this one is a must-see!

24. 2021-12-03
    soldstatus $103,000 394-char remark

    Show marketing remark (394 chars)

    Totally Remodeled from top to bottom and is Move-in Ready!!! Features new Architectural shingle roof, new windows, new luxury vinyl flooring, paint, new cabinets, new counter tops, new stainless appliances, new HVAC, hot water heater, updated electrical, plumbing, and much much more. Nice Covered Front Porch. This one is a must see!!! Seller is willing to pay up to $3,000 in closing costs.

25. 2021-12-03
    soldstatus $103,000

    Show marketing remark (394 chars)

    Totally Remodeled from top to bottom and is Move-in Ready!!! Features new Architectural shingle roof, new windows, new luxury vinyl flooring, paint, new cabinets, new counter tops, new stainless appliances, new HVAC, hot water heater, updated electrical, plumbing, and much much more. Nice Covered Front Porch. This one is a must see!!! Seller is willing to pay up to $3,000 in closing costs.

26. 2021-10-01
    listed $109,900 394-char remark

    Show marketing remark (394 chars)

    Totally Remodeled from top to bottom and is Move-in Ready!!! Features new Architectural shingle roof, new windows, new luxury vinyl flooring, paint, new cabinets, new counter tops, new stainless appliances, new HVAC, hot water heater, updated electrical, plumbing, and much much more. Nice Covered Front Porch. This one is a must see!!! Seller is willing to pay up to $3,000 in closing costs.

27. 2010-03-16
    soldstatus $300,000
28. 2009-04-02
    soldstatus $403,123

ⓘ 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: $587 · $49/mo
• Projected year-2 tax: $1,171 · $98/mo
• Expected delta: +$584/yr (+$49/mo · 99.5%)

ⓘ 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 ≥109°F today · 21 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: $16,031
• − Mortgage interest: −$9,237
• − Property taxes: −$587
• − Insurance: −$824
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$4,797
• Taxable loss: −$1,980
• Est. tax savings @ 24.0%: +$475
• After-tax cash flow: $1,351/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

-57.9% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $169,900 CWTAR
• 2026-05-18 Price Changed $169,900 REALTRACS as Distributed by MLS Grid
• 2026-05-03 Price Changed $176,500 CWTAR
• 2026-05-03 Price Changed $176,500 REALTRACS as Distributed by MLS Grid
• 2026-04-20 Listed $179,900 REALTRACS as Distributed by MLS Grid
• 2026-04-16 Listed $179,900 CWTAR
• 2021-12-03 Sold (Public Records) $103,000 Public Records
• 2021-12-03 Sold (MLS) $103,000 CWTAR
• 2021-10-01 Listed $109,900 CWTAR
• 2010-03-16 Sold (Public Records) $300,000 Public Records
• 2009-04-02 Sold (Public Records) $403,123 Public Records

Property tax history

+6.6%/yr

Latest (2025): $587 · -0.2% YoY. Source: county tax records.