133 Meridian Dr · Jackson, TN 38301

$155,000

4 bd · 2.0 ba · 1,801 sqft · SingleFamily public records · 64 Days on market

Built 1979 0.47 ac lot Est $207k · 25% under

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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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.6/10.0
• 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

Spacious home with nice lot.

Key facts

• Added privacy
• Peaceful feel
• Wooded lot

Tags

• WOODED LOT
• NO-OUTLET ROAD
• ROOF THAT IS ONLY 2 YEARS OLD
• ADDED PRIVACY
• PEACEFUL FEEL

Property features AI

Exterior

• Parking: Two total parking spaces; Attached 1-car garage; Covered carport with 2 spaces; Garage faces front
• Utilities: Public water; Public sewer; Electricity connected (220 volts); Natural gas available and connected
• Home design: Single-family residence; Two levels; Entry level facing front
• Construction: Wood siding construction; Block foundation; Built as a residential single-family home
• Exterior features: Covered patio/porch; Wooded lot; Asphalt road frontage on a public maintained city street

Interior

• Bedrooms: Two main-level bedrooms
• Flooring: Tile flooring; Wood flooring
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Beamed ceilings; Gas log and wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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).
• At $1,638/mo this rent would consume 45% 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 $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $44k; list at $155k implies a 252% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1979 — 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: 1.06% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.41%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $207,115
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 Michelle Ln	0.42mi	4/2.0	1,857 (+3%)	3mo	$250,000	$135	73
301 Bolivar Hwy	0.53mi	4/2.0	1,746 (-3%)	1mo	$160,000	$92	70
19 Meridian Dr	0.26mi	4/2.0	1,585 (-12%)	5mo	$170,000	$107	64
35 Watlington Rd	0.55mi	3/2.0 (-1)	1,742 (-3%)	3mo	$296,000	$170	61
37 Watlington Rd	0.55mi	3/2.0 (-1)	1,692 (-6%)	2mo	$295,000	$174	58
9 Timberhill Dr	0.31mi	3/2.0 (-1)	1,958 (+9%)	17mo	$295,000	$151	52
652 Chester Levee Rd	0.74mi	3/2.0 (-1)	1,862 (+3%)	10mo	$85,000	$46	46
205 Bolivar Hwy	0.44mi	3/1.5 (-1)	1,569 (-13%)	7mo	$159,000	$101	45
276 Old Malesus Rd	0.33mi	3/2.0 (-1)	1,995 (+11%)	22mo	$301,200	$151	43
34 Malesus Heights Dr	0.51mi	3/2.0 (-1)	1,560 (-13%)	23mo	$179,900	$115	30
85 Pecan Cir	0.63mi	3/2.0 (-1)	2,000 (+11%)	21mo	$215,000	$108	30

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,073
• Equity at exit: $23,111

10-year hold

• IRR: 10.5%
• Equity multiple: 1.90×
• Total profit: $38,878
• Equity at exit: $13,402

Cash invested: $43,400 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,638 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$113 /mo · $1,351/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $304

Break-even live

Break-even rent $1,253

Max offer price $155,000

Occupancy floor 76%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $155,000 Active 64 DOM
2. 2026-06-18
   price $155,000 Active 63 DOM
3. 2026-06-18
   days on market $160,000 Active 63 DOM
4. 2026-06-17
   days on market $160,000 Active 62 DOM
5. 2026-06-16
   days on market $160,000 Active 61 DOM
6. 2026-06-15
   days on market $160,000 Active 60 DOM
7. 2026-06-14
   days on market $160,000 Active 58 DOM
8. 2026-06-13
   days on market $160,000 Active 57 DOM
9. 2026-06-10
   days on market $160,000 Active 55 DOM
10. 2026-06-09
    days on market $160,000 Active 54 DOM
11. 2026-06-08
    days on market $160,000 Active 53 DOM
12. 2026-06-07
    days on market $160,000 Active 52 DOM
13. 2026-06-05
    days on market $160,000 Active 49 DOM
14. 2026-06-03
    days on market $160,000 Active 48 DOM
15. 2026-06-02
    days on market $160,000 Active 47 DOM
16. 2026-06-01
    days on market $160,000 Active 46 DOM
17. 2026-05-31
    days on market $160,000 Active 45 DOM
18. 2026-05-30
    days on market $160,000 Active 44 DOM
19. 2026-04-16
    listed $160,000 Active
20. 2018-04-05
    soldstatus $44,000 28-char remark

    Show marketing remark (28 chars)

    Spacious home with nice lot.

21. 2017-12-05
    listed $49,500 28-char remark

    Show marketing remark (28 chars)

    Spacious home with nice lot.

22. 2015-05-19
    soldstatus $67,900 354-char remark

    Show marketing remark (354 chars)

    Nice 3 Bedroom 2 Bath Home, Sunroom overlooks a Creek, Hardwood Floors, Newer Dishwasher, Eat In Kitchen, Wooded Lot, Exquisite Vaulted Ceilings, Wood Beamed Ceiling in Living Room. Vintage Charm with original Front Door from the 70's. 2 Car Attached Carport and 2 Car Attached Garage. Call the Haltom Home Team at 731.984.2200 to view this listing today

23. 2015-04-10
    listed $69,600 354-char remark

    Show marketing remark (354 chars)

    Nice 3 Bedroom 2 Bath Home, Sunroom overlooks a Creek, Hardwood Floors, Newer Dishwasher, Eat In Kitchen, Wooded Lot, Exquisite Vaulted Ceilings, Wood Beamed Ceiling in Living Room. Vintage Charm with original Front Door from the 70's. 2 Car Attached Carport and 2 Car Attached Garage. Call the Haltom Home Team at 731.984.2200 to view this listing today

24. 2012-09-14
    soldstatus $92,000

ⓘ 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: $1,351 · $113/mo
• Projected year-2 tax: $1,351 · $113/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 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: $19,660
• − Mortgage interest: −$8,682
• − Property taxes: −$1,351
• − Insurance: −$775
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$4,509
• Taxable income: $1,197
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $3,364/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

+73.9% since first listed

6 events — show timeline

• 2026-04-16 Listed $160,000 CWTAR
• 2018-04-05 Sold (MLS) $44,000 CWTAR
• 2017-12-05 Listed $49,500 CWTAR
• 2015-05-19 Sold (MLS) $67,900 CWTAR
• 2015-04-10 Listed $69,600 CWTAR
• 2012-09-14 Sold (Public Records) $92,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,351 · +0.1% YoY. Source: county tax records.