1225 N Highland Ave · Jackson, TN 38301

$1,250,000

30 bd · 10.0 ba · 7,260 sqft · MultiFamily public records · 34 Days on market

Built 1969 0.33 ac 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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

This 10-unit multifamily investment opportunity at 1225 N Highland Ave in Jackson, TN offers a prime location along I-40, connecting Memphis and Nashville. The property features 2 bedroom, 1 bathroom units and has undergone $85K in renovations including a new roof, HVAC, washer/dryer, and furniture. The property is STR eligible, allowing investors to boost cash flow with short-term rentals in a booming market fueled by BlueOval City (Ford's $5.6B plant) becoming operational in 2025. High demand from business travelers, medical professionals, students, and university faculty ensures strong occupancy potential.

Key facts

• Hvac
• Washer dryer
• Str eligible

Tags

• PRIME LOCATION
• NEW ROOF
• HVAC
• WASHER DRYER
• STR ELIGIBLE
• STRONG OCCUPANCY POTENTIAL

Property features AI

Finance

• Other: Zoning: g
• Financial info: Total of 10 units; Gross income reported: $14,525; Net operating income reported: $10,525; Owner pays: None

Exterior

• Parking: No covered spaces reported; No dedicated parking spaces reported
• Utilities: Public water; Public sewer; Water available
• Home design: Residential income property; Attached multi-family building; One story
• Construction: Brick construction; Renovated; Multi-family structure
• Exterior features: Corner lot approximately 103.2' x 140'

Interior

• Bedrooms: Two-bedroom units (multiple); One-bedroom units (multiple)
• Flooring: Wood
• Bathrooms: One-bathroom in 2-bedroom units; Two-bathrooms in 1-bedroom units
• Heating & cooling: Central heating; Central air
• Interior features: Wood flooring; Central heating; Central air conditioning
• Laundry & utility: Tenants pay electricity

What this means for you Summary

Snapshot

• This is a 10 × 2-bed/1-bath units multifamily listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $230/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $1.25M).
• Recommended offer: $1.21M (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Andrew Jackson Elementary School (math 2% / reading 8%, grade F, #896 of 952 statewide, top 96%, 475 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); 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).
• At $12,520/mo this rent would consume 348% 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 $9k of loan paydown is wiped out by about $38k 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 $350k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($1.21M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $235k; list at $1.25M implies a 432% 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 $1,212,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 8.3

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-28,247
• Equity at exit: $186,379

10-year hold

• IRR: 9.6%
• Equity multiple: 1.81×
• Total profit: $283,269
• Equity at exit: $108,077

Cash invested: $350,000 (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: 83.2×

Monthly cashflow live

• Estimated rent: $12,520 medium
• Mortgage (P&I): −$6,555
• Tax from tax record: −$514 /mo · $6,162/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,629
• Net cashflow: $2,301

Break-even live

Break-even rent $9,607

Max offer price $1,250,000

Occupancy floor 77%

Sensitivity live

Price	-10% $3,009	-5% $2,655	+0% $2,301	+5% $1,948	+10% $1,594
Rent	-10% $1,312	-5% $1,807	+0% $2,301	+5% $2,796	+10% $3,290
Rate	-1.0pp $2,931	-0.5pp $2,619	base $2,301	+0.5pp $1,977	+1.0pp $1,648

10-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 10× units	2	1	$12,520
Total (10 units)			$12,520

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-10
   days on market $1,250,000 Active 34 DOM
2. 2026-06-09
   days on market $1,250,000 Active 33 DOM
3. 2026-06-08
   days on market $1,250,000 Active 32 DOM
4. 2026-06-07
   days on market $1,250,000 Active 31 DOM
5. 2026-06-05
   days on market $1,250,000 Active 28 DOM
6. 2026-06-03
   days on market $1,250,000 Active 27 DOM
7. 2026-06-02
   days on market $1,250,000 Active 26 DOM
8. 2026-06-01
   days on market $1,250,000 Active 25 DOM
9. 2026-05-31
   days on market $1,250,000 Active 24 DOM
10. 2026-05-30
    days on market $1,250,000 Active 23 DOM
11. 2026-05-07
    listed $1,250,000 Active
12. 2025-11-25
    price $1,280,000
13. 2025-04-07
    historical
14. 2025-02-27
    price $1,475,000
15. 2025-02-18
    price $1,575,000
16. 2025-02-18
    listed $1,975,000 Active
17. 2024-12-29
    historical
18. 2024-11-06
    status Active
19. 2024-11-06
    price $1,330,000
20. 2024-10-01
    historical Active Under Contract
21. 2024-09-14
    listed $1,300,000 Active
22. 2019-05-15
    soldstatus $235,000
23. 2019-05-14
    soldstatus $235,000
24. 2019-03-08
    listed $247,900

ⓘ 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: $6,162 · $514/mo
• Projected year-2 tax: $8,875 · $740/mo
• Expected delta: +$2,713/yr (+$226/mo · 44.0%)

ⓘ 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 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: $150,240
• − Mortgage interest: −$70,019
• − Property taxes: −$6,162
• − Insurance: −$6,250
• − Repairs & maintenance: −$12,019
• − Management: −$12,019
• − Depreciation: −$36,364
• Taxable income: $7,407
• Est. tax owed @ 24.0%: −$1,778
• After-tax cash flow: $25,838/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

+404.2% since first listed

14 events — show timeline

• 2026-05-07 Listed $1,250,000 REALTRACS as Distributed by MLS Grid
• 2025-11-25 Price Changed $1,280,000 CWTAR
• 2025-04-07 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-02-27 Price Changed $1,475,000 REALTRACS as Distributed by MLS Grid
• 2025-02-18 Price Changed $1,575,000 REALTRACS as Distributed by MLS Grid
• 2025-02-18 Listed $1,975,000 REALTRACS as Distributed by MLS Grid
• 2024-12-29 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-11-06 Relisted — REALTRACS as Distributed by MLS Grid
• 2024-11-06 Price Changed $1,330,000 REALTRACS as Distributed by MLS Grid
• 2024-10-01 Contingent — REALTRACS as Distributed by MLS Grid
• 2024-09-14 Listed $1,300,000 REALTRACS as Distributed by MLS Grid
• 2019-05-15 Sold (Public Records) $235,000 Public Records
• 2019-05-14 Sold (MLS) $235,000 CWTAR
• 2019-03-08 Listed $247,900 CWTAR

Property tax history

+4.3%/yr

Latest (2025): $6,162 · +0.0% YoY. Source: county tax records.