20 Hackberry Ln · Jackson, TN 38301

$59,000

4 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 37 Days on market

Built 1971 6,534 sqft lot

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Well-kept single-family home offering 1,092 sq ft of living space in a convenient Jackson location. The property features a functional layout, a full bathroom with an additional half bath, and a spacious lot with room for outdoor use. Built in 1971, this home provides solid structure with central utilities and easy access to nearby schools, major roads, and local amenities. Suitable for owner-occupants or investors looking for a dependable property in Madison County.

Key facts

• Half bath
• Full bathroom
• Spacious lot

Tags

• FUNCTIONAL LAYOUT
• FULL BATHROOM
• HALF BATH
• SPACIOUS LOT
• CENTRAL UTILITIES
• EASY ACCESS TO SCHOOLS

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One level; Residential property
• Construction: Other construction materials; Other foundation details; Existing year built
• Exterior features: Gas grill

Interior

• Kitchen: Cooktop
• Bedrooms: 4 bedrooms (all on main level)
• Flooring: Concrete floors
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.4% 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; 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 42% 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 $408 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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: 2.58% ✓
• Cap rate: 23.40%
• Cash-on-cash: 61.11%
• DSCR: 3.72
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $119,028
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Hackberry Ln	0.00mi	4/1.5	1,092 (0%)	1mo	$55,000	$50	97
119 Roosevelt Pkwy	0.10mi	3/2.0 (-1)	1,056 (-3%)	16mo	$115,000	$109	72
46 Carver Ave	0.31mi	3/2.0 (-1)	1,203 (+10%)	5mo	$135,000	$112	59
25 Wildleaf Cv	0.03mi	3/1.0 (-1)	936 (-14%)	10mo	$100,000	$107	57
300 Lincoln St	0.55mi	3/1.0 (-1)	1,015 (-7%)	7mo	$124,000	$122	48
41 Bronzewood Cv	0.28mi	3/1.0 (-1)	975 (-11%)	15mo	$78,000	$80	48
66 Labelle St	0.33mi	3/1.0 (-1)	960 (-12%)	11mo	$128,000	$133	47

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: 62.3%
• Equity multiple: 3.87×
• Total profit: $47,443
• Equity at exit: $8,797

10-year hold

• IRR: 67.6%
• Equity multiple: 8.57×
• Total profit: $124,981
• Equity at exit: $5,101

Cash invested: $16,520 (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 38301

• Rents YoY: 5.2%
• Active inventory: 253
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,521 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$26 /mo · $313/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $841

Break-even live

Break-even rent $456

Max offer price $59,000

Occupancy floor 40%

Sensitivity live

Price	-10% $875	-5% $858	+0% $841	+5% $825	+10% $808
Rent	-10% $721	-5% $781	+0% $841	+5% $901	+10% $961
Rate	-1.0pp $871	-0.5pp $856	base $841	+0.5pp $826	+1.0pp $810

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Parkridge Dr Jackson, TN	1.0–3.0	1.0–2.0	1085	$1,375	$1.27	44d	10	0.89mi

Listing history 2 events

1. 2026-04-19
   listed $59,000 Active
2. 1999-08-31
   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: $313 · $26/mo
• Projected year-2 tax: $419 · $35/mo
• Expected delta: +$106/yr (+$9/mo · 33.8%)

ⓘ 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 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: $18,249
• − Mortgage interest: −$3,305
• − Property taxes: −$313
• − Insurance: −$295
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$1,716
• Taxable income: $9,700
• Est. tax owed @ 24.0%: −$2,328
• After-tax cash flow: $7,768/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

+31.1% since first listed

2 events — show timeline

• 2026-04-19 Listed $59,000 REALTRACS as Distributed by MLS Grid
• 1999-08-31 Sold (Public Records) $45,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $313 · +36.7% YoY. Source: county tax records.