113 Gates St · Jackson, TN 38301

$150,000

3 bd · 2.0 ba · 1,116 sqft · SingleFamily public records · 106 Days on market

Built 2022 4,173 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

This beautiful 3-bedroom, 2-bathroom home offers comfort, style, and modern convenience. The home features a spacious layout perfect for everyday living and entertaining. The kitchen is equipped with brand new appliances, providing a fresh and updated feel. This home also features new interior and exterior paint, new roof, and new vinyl flooring. Don't miss out, this property is a great opportunity for first-time homebuyers, downsizers, or investors looking for a move-in-ready property.

Key facts

• 4,173 sq ft lot
• 2 parking spots
• Built 2022

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer; Electricity connected with 200+ amp service
• Home design: Single-family residence (new construction); One level / single-story; Raised foundation; HardiPlank-type siding; Shingle roof
• Construction: New construction; HardiPlank-type exterior; Raised foundation; Shingle roof; Built by: Unknown
• Exterior features: Front porch; Chain link fencing; Asphalt road access (public maintained); City street frontage; Lot dimensions approximately 39 x 107

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans (also listed under interior features)
• Interior features: Ceiling fans; Laminate counters; Walk-in closets; Aluminum window frames; Window blinds; 9 total rooms
• Laundry & utility: Main level laundry room; Washer hookup; Electric dryer hookup

🏗️ New construction. The $150,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $68,076.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $904 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.2% 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; 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).
• At $1,676/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 $471 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $150k implies a 150% gain — meaningful room to come down on a strong offer.

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 $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.46% ✓
• Cap rate: 22.22%
• Cash-on-cash: 56.89%
• DSCR: 3.53
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $68,076
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 N Hays Ave	0.20mi	3/1.0	1,190 (+7%)	8mo	$56,000	$47	69
258 Oak St	0.56mi	3/1.0	1,120 (+0%)	1mo	$55,000	$49	68
449 N Hays Ave	0.13mi	3/1.0	1,058 (-5%)	18mo	$40,000	$38	66
122 Walsh St	0.28mi	3/2.0	1,224 (+10%)	10mo	$177,000	$145	63
202 S Lindsey St	0.43mi	3/2.0	1,243 (+11%)	6mo	$120,000	$97	56
316 Lexington Ave	0.13mi	3/2.0	1,272 (+14%)	20mo	$32,000	$25	54
124 Hale St	0.59mi	3/2.0	1,180 (+6%)	11mo	$176,000	$149	54
668 N Hays Ave	0.48mi	3/2.0	1,200 (+8%)	19mo	$185,000	$154	50
43 Carnell St	0.74mi	3/1.5	1,217 (+9%)	2mo	$74,000	$61	47
124 Conger St	0.61mi	3/1.0	1,272 (+14%)	5mo	$38,500	$30	40

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: 57.7%
• Equity multiple: 3.64×
• Total profit: $50,291
• Equity at exit: $10,150

10-year hold

• IRR: 63.3%
• Equity multiple: 8.03×
• Total profit: $134,079
• Equity at exit: $5,886

Cash invested: $19,061 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,676 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $904

Break-even live

Break-even rent $533

Max offer price $68,076

Occupancy floor 41%

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: $17,019
• Closing costs: $2,042
• 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	$2,600	$2.40	43d	1	0.65mi

Listing history 21 events

1. 2026-06-19
   days on market $150,000 Active 106 DOM
2. 2026-06-18
   days on market $150,000 Active 105 DOM
3. 2026-06-17
   days on market $150,000 Active 104 DOM
4. 2026-06-16
   days on market $150,000 Active 103 DOM
5. 2026-06-15
   days on market $150,000 Active 102 DOM
6. 2026-06-14
   days on market $150,000 Active 100 DOM
7. 2026-06-13
   days on market $150,000 Active 99 DOM
8. 2026-06-10
   days on market $150,000 Active 97 DOM
9. 2026-06-09
   days on market $150,000 Active 96 DOM
10. 2026-06-08
    days on market $150,000 Active 95 DOM
11. 2026-06-07
    days on market $150,000 Active 94 DOM
12. 2026-06-05
    days on market $150,000 Active 91 DOM
13. 2026-06-03
    days on market $150,000 Active 90 DOM
14. 2026-06-02
    days on market $150,000 Active 89 DOM
15. 2026-06-01
    days on market $150,000 Active 88 DOM
16. 2026-05-31
    days on market $150,000 Active 87 DOM
17. 2026-05-30
    days on market $150,000 Active 86 DOM
18. 2026-03-30
    price $150,000
19. 2026-03-05
    listed $170,000 Active
20. 2025-11-13
    soldstatus $60,000
21. 2020-12-28
    soldstatus $3,500

ⓘ 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: $424 · $35/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$641/yr (+$53/mo · 151.2%)

ⓘ 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: $20,116
• − Mortgage interest: −$3,813
• − Property taxes: −$424
• − Insurance: −$340
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$1,980
• Taxable income: $10,340
• Est. tax owed @ 24.0%: −$2,482
• After-tax cash flow: $8,362/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

+4185.7% since first listed

4 events — show timeline

• 2026-03-30 Price Changed $150,000 CWTAR
• 2026-03-05 Listed $170,000 CWTAR
• 2025-11-13 Sold (Public Records) $60,000 Public Records
• 2020-12-28 Sold (Public Records) $3,500 Public Records

Property tax history

+92.3%/yr

Latest (2025): $424 · +1666.7% YoY. Source: county tax records.