111 Rhea St · Jackson, TN 38301

$139,000

3 bd · 2.0 ba · 1,167 sqft · SingleFamily public records · 194 Days on market

Built 2005 6,098 sqft lot Est $134k · at est.

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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 +5.9/15.0
• 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

This 3 Bedroom 2 Bath Home is Located in East Jackson. . The Home Features an Open Floor Plan, New Carpet, Fresh Neutral Interior Paint, A Private On Suite and Rear Entry Parking!! This Home is Minutes from Downtown Jackson, Local Businesses and Eateries!! Call Us for Your Private Viewing!! This 3 Bedroom 2 Bath Home is Located in East Jackson. . The Home Features an Open Floor Plan, New Carpet, Fresh Neutral Interior Paint, A Private On Suite and Rear Entry Parking!! This Home is Minutes from Downtown Jackson, Local Businesses and Eateries!! Call Us for Your Private Viewing!!

Key facts

• 6,098 sq ft lot
• 2 parking spots
• Built 2005

Property features AI

Exterior

• Parking: 2 total parking spaces; Open asphalt parking and on-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Lot about 0.14 acres (approx. 50 x 130); Water available

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Bedroom sizes roughly 11 x 10, 9 x 10, and 9 x 10
• Flooring: Carpet; Laminate; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Utility room; No basement
• Laundry & utility: Utility room (laundry/utility area)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $122k (12.0% 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-, 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); Liberty Technology Magnet High School (math 2% / reading 13%, grade F, #290 of 332 statewide, top 87%, 549 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; lower-income renter base — watch delinquency; 247 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $961 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $134,205
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Altamont Dr	0.13mi	3/1.0	1,215 (+4%)	4mo	$55,000	$45	79
47 Regency Dr	0.30mi	3/1.5	1,156 (-1%)	15mo	$100,000	$87	70
18 Charlotte Dr	0.23mi	3/1.5	1,025 (-12%)	12mo	$120,000	$117	57
59 Hillcrest Circle Dr	0.31mi	2/1.0 (-1)	1,244 (+7%)	12mo	$133,900	$108	56
33 Holland	0.25mi	3/1.0	1,000 (-14%)	7mo	$115,000	$115	55
1112 E Chester St	0.44mi	3/1.0	1,105 (-5%)	16mo	$39,900	$36	54
129 Peabody Ave	0.49mi	2/1.0 (-1)	1,119 (-4%)	11mo	$170,000	$152	53
163 Cartmell St	0.52mi	3/2.0	1,277 (+9%)	9mo	$215,000	$168	52
1782 E Chester St	0.60mi	2/1.0 (-1)	1,280 (+10%)	1mo	$60,000	$47	46
10 Hill St	0.67mi	3/2.0	1,024 (-12%)	6mo	$155,000	$151	44
260 Phillips St	0.57mi	3/2.0	1,320 (+13%)	16mo	$184,000	$139	38
205 Southern St	0.72mi	4/2.0 (+1)	1,312 (+12%)	8mo	$143,500	$109	34

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-726
• Equity at exit: $20,725

10-year hold

• IRR: 11.2%
• Equity multiple: 1.95×
• Total profit: $37,075
• Equity at exit: $12,018

Cash invested: $38,920 (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: $1,444 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $292

Break-even live

Break-even rent $1,075

Max offer price $139,000

Occupancy floor 75%

Sensitivity live

Price	-10% $371	-5% $331	+0% $292	+5% $253	+10% $213
Rent	-10% $178	-5% $235	+0% $292	+5% $349	+10% $406
Rate	-1.0pp $362	-0.5pp $327	base $292	+0.5pp $256	+1.0pp $219

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $139,000 Active 194 DOM
2. 2026-06-18
   days on market $139,000 Active 193 DOM
3. 2026-06-17
   days on market $139,000 Active 192 DOM
4. 2026-06-16
   days on market $139,000 Active 191 DOM
5. 2026-06-15
   days on market $139,000 Active 190 DOM
6. 2026-06-14
   days on market $139,000 Active 188 DOM
7. 2026-06-13
   days on market $139,000 Active 187 DOM
8. 2026-06-10
   days on market $139,000 Active 185 DOM
9. 2026-06-09
   days on market $139,000 Active 184 DOM
10. 2026-06-08
    days on market $139,000 Active 183 DOM
11. 2026-06-07
    days on market $139,000 Active 182 DOM
12. 2026-06-05
    days on market $139,000 Active 179 DOM
13. 2026-06-03
    pricedays on marketlisting id $139,000 Active 178 DOM
14. 2026-06-02
    days on market $144,900 Active 182 DOM
15. 2026-06-01
    days on market $144,900 Active 181 DOM
16. 2026-05-31
    days on market $144,900 Active 180 DOM
17. 2026-05-30
    days on market $144,900 Active 179 DOM
18. 2026-05-16
    price $144,900 583-char remark

    Show marketing remark (583 chars)

    This 3 Bedroom 2 Bath Home is Located in East Jackson. . The Home Features an Open Floor Plan, New Carpet, Fresh Neutral Interior Paint, A Private On Suite and Rear Entry Parking!! This Home is Minutes from Downtown Jackson, Local Businesses and Eateries!! Call Us for Your Private Viewing!! This 3 Bedroom 2 Bath Home is Located in East Jackson. . The Home Features an Open Floor Plan, New Carpet, Fresh Neutral Interior Paint, A Private On Suite and Rear Entry Parking!! This Home is Minutes from Downtown Jackson, Local Businesses and Eateries!! Call Us for Your Private Viewing!!

19. 2026-03-23
    historical
20. 2026-01-09
    listed $125,000 Active
21. 2025-12-03
    listed $139,000 Active
22. 2025-11-28
    listed $139,000 Active 583-char remark

    Show marketing remark (583 chars)

    This 3 Bedroom 2 Bath Home is Located in East Jackson. . The Home Features an Open Floor Plan, New Carpet, Fresh Neutral Interior Paint, A Private On Suite and Rear Entry Parking!! This Home is Minutes from Downtown Jackson, Local Businesses and Eateries!! Call Us for Your Private Viewing!! This 3 Bedroom 2 Bath Home is Located in East Jackson. . The Home Features an Open Floor Plan, New Carpet, Fresh Neutral Interior Paint, A Private On Suite and Rear Entry Parking!! This Home is Minutes from Downtown Jackson, Local Businesses and Eateries!! Call Us for Your Private Viewing!!

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $987 · $82/mo
• Expected delta: +$241/yr (+$20/mo · 32.3%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $17,331
• − Mortgage interest: −$7,786
• − Property taxes: −$746
• − Insurance: −$695
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$4,044
• Taxable income: $1,287
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $3,194/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

+4.2% since first listed

5 events — show timeline

• 2026-05-16 Price Changed $144,900 CWTAR
• 2026-03-23 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-09 Listed $125,000 REALTRACS as Distributed by MLS Grid
• 2025-12-03 Listed $139,000 REALTRACS as Distributed by MLS Grid
• 2025-11-28 Listed $139,000 CWTAR

Property tax history

-0.5%/yr

Latest (2025): $746 · +0.0% YoY. Source: county tax records.