55 James St · Jackson, TN 38301

$62,900

2 bd · 1.0 ba · 688 sqft · SingleFamily public records · 69 Days on market

Built 1954 8,600 sqft lot Est $58k · 8% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.1/15.0
• 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 MLS

Investment property. With a little TLC it can quickly become a great rental or primary home. Just shy of 700sf. 2 bedrooms, 1 bathroom. Spacious backyard. Location is near downtown Jackson, and close to i-40 and hwy 70. As Is Sale

Key facts

• Close to hwy 70
• Spacious backyard
• Close to i-40

Tags

• SPACIOUS BACKYARD
• NEAR DOWNTOWN JACKSON
• CLOSE TO I-40
• CLOSE TO HWY 70

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Entry on a raised foundation
• Construction: Vinyl siding; Composition roof; Raised foundation; Built on a single level (1 story)
• Exterior features: Level lot; Asphalt road access (publicly maintained)

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Window unit(s) for cooling
• Interior features: Laminate counters
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $59k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $435 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $42k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $59,126 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1954 — 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: 1.66% ✓
• Cap rate: 14.85%
• Cash-on-cash: 30.57%
• DSCR: 2.36
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $58,480
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Barham St	0.56mi	2/1.0	696 (+1%)	13mo	$30,000	$43	61
308 Cottonwood St	0.60mi	2/—	644 (-6%)	8mo	$93,000	$144	55
112 Rhea St	0.53mi	2/1.0	768 (+12%)	15mo	$65,500	$85	44
56 Wisteria St	0.59mi	2/1.0	780 (+13%)	9mo	$33,500	$43	42

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: 27.5%
• Equity multiple: 2.18×
• Total profit: $20,711
• Equity at exit: $9,379

10-year hold

• IRR: 36.3%
• Equity multiple: 4.68×
• Total profit: $64,833
• Equity at exit: $5,438

Cash invested: $17,612 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$20 /mo · $240/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $449

Break-even live

Break-even rent $476

Max offer price $62,900

Occupancy floor 52%

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: $15,725
• Closing costs: $1,887
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-10
   days on market $62,900 Active 69 DOM
2. 2026-06-09
   days on market $62,900 Active 68 DOM
3. 2026-06-08
   days on market $62,900 Active 67 DOM
4. 2026-06-07
   days on market $62,900 Active 66 DOM
5. 2026-06-05
   days on market $62,900 Active 63 DOM
6. 2026-06-03
   days on market $62,900 Active 62 DOM
7. 2026-06-02
   days on market $62,900 Active 61 DOM
8. 2026-06-01
   days on market $62,900 Active 60 DOM
9. 2026-05-31
   days on market $62,900 Active 59 DOM
10. 2026-05-30
    days on market $62,900 Active 58 DOM
11. 2026-04-24
    status Active
12. 2026-04-18
    status Pending
13. 2026-03-26
    listed $62,900 Active
14. 2024-03-29
    soldstatus $42,000 Closed 231-char remark

    Show marketing remark (231 chars)

    Investment property. With a little TLC it can quickly become a great rental or primary home. Just shy of 700sf. 2 bedrooms, 1 bathroom. Spacious backyard. Location is near downtown Jackson, and close to i-40 and hwy 70. As Is Sale

15. 2024-03-10
    status Pending 231-char remark

    Show marketing remark (231 chars)

    Investment property. With a little TLC it can quickly become a great rental or primary home. Just shy of 700sf. 2 bedrooms, 1 bathroom. Spacious backyard. Location is near downtown Jackson, and close to i-40 and hwy 70. As Is Sale

16. 2024-03-01
    listed $59,900 Active 231-char remark

    Show marketing remark (231 chars)

    Investment property. With a little TLC it can quickly become a great rental or primary home. Just shy of 700sf. 2 bedrooms, 1 bathroom. Spacious backyard. Location is near downtown Jackson, and close to i-40 and hwy 70. As Is Sale

17. 2011-11-23
    soldstatus $66,650
18. 2007-08-24
    soldstatus $106,000
19. 2001-12-27
    soldstatus $61,000

ⓘ 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: $240 · $20/mo
• Projected year-2 tax: $447 · $37/mo
• Expected delta: +$207/yr (+$17/mo · 86.1%)

ⓘ 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 3/10 Moderate
• 🌡 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: $12,527
• − Mortgage interest: −$3,523
• − Property taxes: −$240
• − Insurance: −$314
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$1,830
• Taxable income: $4,615
• Est. tax owed @ 24.0%: −$1,108
• After-tax cash flow: $4,276/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

+3.1% since first listed

9 events — show timeline

• 2026-04-24 Relisted — CWTAR
• 2026-04-18 Pending — CWTAR
• 2026-03-26 Listed $62,900 CWTAR
• 2024-03-29 Sold (MLS) $42,000 CWTAR
• 2024-03-10 Pending — CWTAR
• 2024-03-01 Listed $59,900 CWTAR
• 2011-11-23 Sold (Public Records) $66,650 Public Records
• 2007-08-24 Sold (Public Records) $106,000 Public Records
• 2001-12-27 Sold (Public Records) $61,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $240 · +27.7% YoY. Source: county tax records.