119 Fairmont Ave · Jackson, TN 38301

$159,900

3 bd · 1.0 ba · 1,388 sqft · SingleFamily public records · 195 Days on market

Built 1943 9,550 sqft lot Est $187k · 15% under

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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 +26.0/30.0
• ARV discount +14.1/15.0
• DSCR +8.8/10.0
• 1% rule +5.8/10.0
• 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

Quaint 3BR, 1 BA home in the heart of Jackson, minutes from downtown, the hospital, shopping and restaurants. Close proximity to Lane College and University of Memphis Lambuth Campus. Being sold AS IS! This home has some unique features. Don't wait call today for your private showing!

Key facts

• New drive way
• New gutters
• Bungalow style home

Tags

• BUNGALOW STYLE HOME
• NEW DRIVE WAY
• NEW BACK CONCRETE PATIO
• NEW GUTTERS
• NEW LAMINATE FLOORING

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Natural gas available
• Home design: Single-family residence; One level / single-story
• Construction: Vinyl siding
• Exterior features: Covered front porch; Patio

Interior

• Kitchen: Dishwasher; Gas range; Electric water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans for cooling
• Interior features: Ceiling fans; Storm windows; Gas log fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 $1,734/mo this rent would consume 48% 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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; list at $160k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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 1943 — 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: 1.08% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.69%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $187,380
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Greenwood Ave	0.38mi	3/2.0	1,350 (-3%)	3mo	$182,000	$135	71
309 Westwood Ave	0.28mi	2/1.0 (-1)	1,312 (-6%)	4mo	$155,000	$118	70
1233 Park Ave	0.16mi	2/1.0 (-1)	1,236 (-11%)	1mo	$170,000	$138	68
119 Otis St	0.49mi	3/2.0	1,352 (-3%)	1mo	$220,000	$163	68
66 Briarcliff Dr	0.55mi	3/1.0	1,361 (-2%)	4mo	$105,000	$77	68
316 Fairmont Ave	0.23mi	3/2.0	1,222 (-12%)	1mo	$157,500	$129	65
402 Fairmont Ave	0.36mi	3/1.0	1,528 (+10%)	4mo	$79,000	$52	63
225 Linden St	0.74mi	3/2.0	1,352 (-3%)	3mo	$225,000	$166	55
415 W Forest Ave	0.42mi	2/1.0 (-1)	1,221 (-12%)	1mo	$180,000	$147	54
431 Arlington Ave	0.68mi	3/2.0	1,297 (-7%)	2mo	$182,500	$141	52
124 Conger St	0.70mi	3/1.0	1,272 (-8%)	5mo	$38,500	$30	49
56 Briarcliff Dr	0.58mi	4/1.0 (+1)	1,233 (-11%)	0mo	$155,000	$126	49

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $3,341
• Equity at exit: $23,842

10-year hold

• IRR: 13.4%
• Equity multiple: 2.16×
• Total profit: $52,149
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,734 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$66 /mo · $791/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $399

Break-even live

Break-even rent $1,229

Max offer price $159,900

Occupancy floor 72%

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: $39,975
• Closing costs: $4,797
• 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	1.18mi

Listing history 13 events

1. 2026-04-14
   status Pending
2. 2026-02-28
   price $159,900
3. 2025-11-09
   price $164,900
4. 2025-10-01
   listed $169,900 Active
5. 2021-02-10
   soldstatus $93,500
6. 2021-02-09
   soldstatus $93,500 285-char remark

   Show marketing remark (285 chars)

   Quaint 3BR, 1 BA home in the heart of Jackson, minutes from downtown, the hospital, shopping and restaurants. Close proximity to Lane College and University of Memphis Lambuth Campus. Being sold AS IS! This home has some unique features. Don't wait call today for your private showing!

7. 2020-11-03
   listed $95,000 285-char remark

   Show marketing remark (285 chars)

   Quaint 3BR, 1 BA home in the heart of Jackson, minutes from downtown, the hospital, shopping and restaurants. Close proximity to Lane College and University of Memphis Lambuth Campus. Being sold AS IS! This home has some unique features. Don't wait call today for your private showing!

8. 2019-01-02
   soldstatus $80,000
9. 2018-12-28
   soldstatus $80,000 188-char remark

   Show marketing remark (188 chars)

   Move-In Ready with NEW roof! Charming home with welcoming covered from porch. Beautiful hardwood floors throughout. Stainless appliances in the kitchen. Come see it today before it's gone!

10. 2018-11-02
    listed $84,900 188-char remark

    Show marketing remark (188 chars)

    Move-In Ready with NEW roof! Charming home with welcoming covered from porch. Beautiful hardwood floors throughout. Stainless appliances in the kitchen. Come see it today before it's gone!

11. 2006-08-01
    soldstatus $83,700
12. 2004-10-01
    soldstatus $65,000
13. 2002-05-24
    soldstatus $57,000

ⓘ 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: $791 · $66/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: +$344/yr (+$29/mo · 43.5%)

ⓘ 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: $20,809
• − Mortgage interest: −$8,957
• − Property taxes: −$791
• − Insurance: −$800
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$4,652
• Taxable income: $2,281
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $4,239/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

+180.5% since first listed

13 events — show timeline

• 2026-04-14 Pending — CWTAR
• 2026-02-28 Price Changed $159,900 CWTAR
• 2025-11-09 Price Changed $164,900 CWTAR
• 2025-10-01 Listed $169,900 CWTAR
• 2021-02-10 Sold (Public Records) $93,500 Public Records
• 2021-02-09 Sold (MLS) $93,500 CWTAR
• 2020-11-03 Listed $95,000 CWTAR
• 2019-01-02 Sold (Public Records) $80,000 Public Records
• 2018-12-28 Sold (MLS) $80,000 CWTAR
• 2018-11-02 Listed $84,900 CWTAR
• 2006-08-01 Sold (Public Records) $83,700 Public Records
• 2004-10-01 Sold (Public Records) $65,000 Public Records
• 2002-05-24 Sold (Public Records) $57,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $791 · +0.1% YoY. Source: county tax records.