676 N Hays Ave · Jackson, TN 38301

$177,000

5 bd · 2.0 ba · 1,648 sqft · SingleFamily public records · 173 Days on market

Built 1930 8,140 sqft lot

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• 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

This beautifully renovated home has been completely transformed from the ground up. Stripped to the studs and thoughtfully rebuilt, it features all new systems and finishes, including: New roof, New HVAC system, New windows, Updated electrical, plumbing, insulation, and interior finishes. Whether you're a first-time homebuyer looking for a worry-free start or an investor seeking a turnkey opportunity, this property checks all the boxes. Quality craftsmanship, modern updates, and long-term peace of mind make this one stand out. Give me a call for a personal showing: Brian Bowers cell-731-616-26125 office 731-265-6789.. .

Key facts

• Updated electrical
• New roof
• New hvac system

Tags

• NEW ROOF
• NEW HVAC SYSTEM
• NEW WINDOWS
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• UPDATED INSULATION

Property features AI

Exterior

• Parking: Two parking spaces; Alley access
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected / available
• Home design: Single-family residence; One level / single-story
• Exterior features: Asphalt road frontage on a public, city-maintained street; Lot dimensions approximately 44 x 185

Interior

• Bedrooms: Five main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Seven total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $177k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/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 $171k (3.4% below list).
• Recommended offer: $156k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Lincoln Elementary School (math 2% / reading 8%, grade F, #896 of 952 statewide, top 96%, 389 students, 0% FRL); Northeast Middle School (math 11% / reading 18%, grade F, #231 of 333 statewide, top 70%, 815 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); 255 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 $1,709/mo this rent would consume 47% 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.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $177k implies a 342% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $155,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 0.97% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.19% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.82×
• Total profit: $-8,870
• Equity at exit: $26,391

10-year hold

• IRR: 7.2%
• Equity multiple: 1.59×
• Total profit: $29,206
• Equity at exit: $15,304

Cash invested: $49,560 (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: 255
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,709 medium
• Mortgage (P&I): −$928
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $251

Break-even live

Break-even rent $1,391

Max offer price $177,000

Occupancy floor 80%

Sensitivity live

Price	-10% $352	-5% $302	+0% $251	+5% $201	+10% $151
Rent	-10% $116	-5% $184	+0% $251	+5% $319	+10% $386
Rate	-1.0pp $341	-0.5pp $296	base $251	+0.5pp $206	+1.0pp $159

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: $44,250
• Closing costs: $5,310
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $177,000 Active 173 DOM
2. 2026-06-19
   days on market $177,000 Active 171 DOM
3. 2026-06-18
   days on market $177,000 Active 170 DOM
4. 2026-06-17
   days on market $177,000 Active 169 DOM
5. 2026-06-16
   days on market $177,000 Active 168 DOM
6. 2026-06-15
   days on market $177,000 Active 167 DOM
7. 2026-06-14
   days on market $177,000 Active 165 DOM
8. 2026-06-13
   days on market $177,000 Active 164 DOM
9. 2026-06-10
   days on market $177,000 Active 162 DOM
10. 2026-06-09
    days on market $177,000 Active 161 DOM
11. 2026-06-08
    days on market $177,000 Active 160 DOM
12. 2026-06-07
    pricedays on market $177,000 Active 159 DOM
13. 2026-06-05
    days on market $182,000 Active 156 DOM
14. 2026-06-03
    days on market $182,000 Active 155 DOM
15. 2026-06-02
    days on market $182,000 Active 154 DOM
16. 2026-06-01
    days on market $182,000 Active 153 DOM
17. 2026-05-31
    days on market $182,000 Active 152 DOM
18. 2026-05-30
    days on market $182,000 Active 151 DOM
19. 2026-04-25
    price $182,000
20. 2026-03-08
    price $187,500
21. 2025-12-30
    listed $197,500 Active
22. 2009-07-08
    soldstatus $40,000

ⓘ 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: $1,161 · $97/mo
• Projected year-2 tax: $1,257 · $105/mo
• Expected delta: +$96/yr (+$8/mo · 8.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 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: $20,509
• − Mortgage interest: −$9,915
• − Property taxes: −$1,161
• − Insurance: −$885
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$5,149
• Taxable income: $117
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $2,989/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

+355.0% since first listed

4 events — show timeline

• 2026-04-25 Price Changed $182,000 CWTAR
• 2026-03-08 Price Changed $187,500 CWTAR
• 2025-12-30 Listed $197,500 CWTAR
• 2009-07-08 Sold (Public Records) $40,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,161 · +130.4% YoY. Source: county tax records.