118 Radio Rd · Jackson, TN 38301

$150,000

3 bd · 2.0 ba · 1,640 sqft · SingleFamily public records · 6 Days on market

Built 1958 0.51 ac lot Est $235k · 36% under

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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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 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

Listing remarks MLS

Remodeled 3 bedroom/2 bath home in midtown Jackson. Nice hardwood floors, new tile flooring, new paint. Has an extra room which would be a great office plus , 24x24 wired workshop and storage building as well. New Stove , refrigerator less than 1 year old.

Key facts

• Attached carport
• Tile flooring
• Breakfast area

Tags

• ATTACHED CARPORT
• EXPANSIVE GREEN SPACES
• MID-CENTURY CHARACTER
• TILE FLOORING
• BREAKFAST AREA
• ORIGINAL HARDWOOD FLOORING

Property features AI

Finance

• Financial info: Annual tax amount $986.26

Exterior

• Parking: One covered carport space (total 1 parking space)
• Utilities: Public water
• Home design: Single-family residence; One level / single story
• Exterior features: Lot dimensions approximately 100 x 223

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Interior features: Central heating; Central air conditioning; Four total rooms

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 $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.4% 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $85k; list at $150k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $234,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 Ridgeview Dr	0.34mi	3/2.0	1,465 (-11%)	1mo	$216,000	$147	66
449 Russell Rd	0.52mi	3/2.0	1,612 (-2%)	8mo	$219,000	$136	66
457 Russell Rd	0.50mi	3/2.0	1,602 (-2%)	9mo	$229,900	$144	66
105 Elmwood Cv	0.62mi	3/2.0	1,606 (-2%)	8mo	$279,900	$174	61
45 Ridgeview Dr	0.39mi	4/2.0 (+1)	1,712 (+4%)	11mo	$244,000	$143	61
456 Russell Rd	0.50mi	4/2.0 (+1)	1,738 (+6%)	8mo	$262,500	$151	55
115 Greenvalley Dr	0.68mi	3/2.0	1,670 (+2%)	13mo	$302,000	$181	55
88 Cherokee Dr	0.58mi	3/2.0	1,456 (-11%)	2mo	$125,000	$86	53
75 Fieldcrest Dr	0.45mi	3/2.0	1,852 (+13%)	9mo	$215,000	$116	50
60 Villa Dr	0.65mi	4/2.5 (+1)	1,762 (+7%)	8mo	$195,000	$111	44
1116 Campbell St	0.73mi	4/2.0 (+1)	1,858 (+13%)	8mo	$224,900	$121	32
52 Hansford Pl	0.75mi	3/2.0	1,879 (+15%)	13mo	$259,900	$138	30

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-4,538
• Equity at exit: $22,365

10-year hold

• IRR: 9.0%
• Equity multiple: 1.75×
• Total profit: $31,568
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,505 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $258

Break-even live

Break-even rent $1,179

Max offer price $150,000

Occupancy floor 78%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $150,000 Active 6 DOM
2. 2026-06-18
   days on market $150,000 Active 5 DOM
3. 2026-06-17
   status $150,000 Active 4 DOM
4. 2026-05-31
   status $150,000 Pending 4 DOM
5. 2026-05-30
   days on market $150,000 Active 4 DOM
6. 2026-05-26
   listed $150,000 Active
7. 2017-06-30
   soldstatus $85,000
8. 2017-06-29
   soldstatus $85,000 256-char remark

   Show marketing remark (256 chars)

   Remodeled 3 bedroom/2 bath home in midtown Jackson. Nice hardwood floors, new tile flooring, new paint. Has an extra room which would be a great office plus , 24x24 wired workshop and storage building as well. New Stove , refrigerator less than 1 year old.

9. 2017-05-12
   listed $84,900 256-char remark

   Show marketing remark (256 chars)

   Remodeled 3 bedroom/2 bath home in midtown Jackson. Nice hardwood floors, new tile flooring, new paint. Has an extra room which would be a great office plus , 24x24 wired workshop and storage building as well. New Stove , refrigerator less than 1 year old.

10. 2015-03-20
    soldstatus $54,500 77-char remark

    Show marketing remark (77 chars)

    one owner, great location, very convenient but very private. 2 storage Bldgs.

11. 2015-01-27
    listed $59,000 77-char remark

    Show marketing remark (77 chars)

    one owner, great location, very convenient but very private. 2 storage Bldgs.

ⓘ 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: $986 · $82/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$79/yr (+$7/mo · 8.0%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $18,063
• − Mortgage interest: −$8,402
• − Property taxes: −$986
• − Insurance: −$750
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$4,364
• Taxable income: $671
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $2,933/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

+154.2% since first listed

6 events — show timeline

• 2026-05-26 Listed $150,000 CWTAR
• 2017-06-30 Sold (Public Records) $85,000 Public Records
• 2017-06-29 Sold (MLS) $85,000 CWTAR
• 2017-05-12 Listed $84,900 CWTAR
• 2015-03-20 Sold (MLS) $54,500 CWTAR
• 2015-01-27 Listed $59,000 CWTAR

Property tax history

+5.5%/yr

Latest (2025): $986 · +0.0% YoY. Source: county tax records.