108 Liddon St · Jackson, TN 38301

$55,000

3 bd · 1.0 ba · 1,390 sqft · SingleFamily public records · 36 Days on market

Built 1964 7,150 sqft lot ↓ 52% since listing

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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 MLS

Great investment property and/or fixer-upper. Priced under $100K. Home needs work. Selling As-is. No property condition disclosure or termite letter. All offers are welcome.

Key facts

• 7,150 sq ft lot
• 4 parking spots
• Built 1964

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.0% 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-, 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).
• This rent runs 42% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.75% ✓
• Cap rate: 24.04%
• Cash-on-cash: 63.39%
• DSCR: 3.82
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $173,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 Cartmell St	0.38mi	3/2.0	1,350 (-3%)	9mo	$250,000	$185	66
163 Cartmell St	0.36mi	3/2.0	1,277 (-8%)	9mo	$215,000	$168	58
59 Hillcrest Circle Dr	0.21mi	2/1.0 (-1)	1,244 (-10%)	12mo	$133,900	$108	58
60 Altamont Dr	0.39mi	3/1.0	1,215 (-13%)	4mo	$55,000	$45	57
260 Phillips St	0.45mi	3/2.0	1,320 (-5%)	16mo	$184,000	$139	54
159 Cartmell St	0.36mi	4/2.0 (+1)	1,541 (+11%)	4mo	$205,900	$134	53
1782 E Chester St	0.70mi	2/1.0 (-1)	1,280 (-8%)	1mo	$60,000	$47	48
203 Phillips St	0.45mi	3/2.0	1,498 (+8%)	19mo	$135,000	$90	46
43 Carnell St	0.64mi	3/1.5	1,217 (-12%)	2mo	$74,000	$61	46
151 Cartmell St	0.35mi	4/2.0 (+1)	1,560 (+12%)	14mo	$250,000	$160	43
78 Dairy St	0.36mi	3/2.0	1,196 (-14%)	20mo	$150,000	$125	40
1771 E Chester St	0.64mi	3/2.0	1,196 (-14%)	21mo	$145,000	$121	26

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: 64.9%
• Equity multiple: 4.01×
• Total profit: $46,327
• Equity at exit: $8,201

10-year hold

• IRR: 70.0%
• Equity multiple: 8.91×
• Total profit: $121,759
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $813

Break-even live

Break-even rent $482

Max offer price $55,000

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-03-23
   soldstatus $40,000
2. 2026-03-20
   soldstatus $40,000 Closed 173-char remark

   Show marketing remark (173 chars)

   Great investment property and/or fixer-upper. Priced under $100K. Home needs work. Selling As-is. No property condition disclosure or termite letter. All offers are welcome.

3. 2026-02-26
   status Pending
4. 2026-02-26
   price $55,000
5. 2026-02-25
   status Pending 173-char remark

   Show marketing remark (173 chars)

   Great investment property and/or fixer-upper. Priced under $100K. Home needs work. Selling As-is. No property condition disclosure or termite letter. All offers are welcome.

6. 2026-02-25
   price $55,000 173-char remark

   Show marketing remark (173 chars)

   Great investment property and/or fixer-upper. Priced under $100K. Home needs work. Selling As-is. No property condition disclosure or termite letter. All offers are welcome.

7. 2026-02-20
   price $71,000
8. 2026-02-19
   price $71,000 173-char remark

   Show marketing remark (173 chars)

   Great investment property and/or fixer-upper. Priced under $100K. Home needs work. Selling As-is. No property condition disclosure or termite letter. All offers are welcome.

9. 2026-02-08
   price $75,000
10. 2026-02-06
    price $75,000 173-char remark

    Show marketing remark (173 chars)

    Great investment property and/or fixer-upper. Priced under $100K. Home needs work. Selling As-is. No property condition disclosure or termite letter. All offers are welcome.

11. 2026-01-21
    listed $83,000 Active 173-char remark

    Show marketing remark (173 chars)

    Great investment property and/or fixer-upper. Priced under $100K. Home needs work. Selling As-is. No property condition disclosure or termite letter. All offers are welcome.

12. 2026-01-21
    listed $83,000 Active

    Show marketing remark (173 chars)

    Great investment property and/or fixer-upper. Priced under $100K. Home needs work. Selling As-is. No property condition disclosure or termite letter. All offers are welcome.

ⓘ 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: $833 · $69/mo
• Projected year-2 tax: $833 · $69/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 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 · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $18,141
• − Mortgage interest: −$3,081
• − Property taxes: −$833
• − Insurance: −$275
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$1,600
• Taxable income: $9,449
• Est. tax owed @ 24.0%: −$2,268
• After-tax cash flow: $7,494/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

-51.8% since first listed

12 events — show timeline

• 2026-03-23 Sold (Public Records) $40,000 Public Records
• 2026-03-20 Sold (MLS) $40,000 REALTRACS as Distributed by MLS Grid
• 2026-02-26 Pending — CWTAR
• 2026-02-26 Price Changed $55,000 CWTAR
• 2026-02-25 Pending — REALTRACS as Distributed by MLS Grid
• 2026-02-25 Price Changed $55,000 REALTRACS as Distributed by MLS Grid
• 2026-02-20 Price Changed $71,000 CWTAR
• 2026-02-19 Price Changed $71,000 REALTRACS as Distributed by MLS Grid
• 2026-02-08 Price Changed $75,000 CWTAR
• 2026-02-06 Price Changed $75,000 REALTRACS as Distributed by MLS Grid
• 2026-01-21 Listed $83,000 REALTRACS as Distributed by MLS Grid
• 2026-01-21 Listed $83,000 CWTAR

Property tax history

+4.2%/yr

Latest (2025): $833 · -0.1% YoY. Source: county tax records.