56 Briarcliff Dr · Jackson, TN 38301

$162,000

4 bd · 2.0 ba · 1,233 sqft · SingleFamily public records · 14 Days on market

Built 1966 8,799 sqft lot Est $155k · at est.

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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 +23.2/30.0
• DSCR +7.4/10.0
• ARV discount +5.6/15.0
• 1% rule +4.8/10.0
• 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

Newly Remodeled 4 Bedroom/1 Bath Home in Central Jackson Location. New Roof to be installed within 4 weeks, New HVAC - New Windows - New Flooring - New Interior & Exterior Doors - New Tub Shower Combo - New Toilet - New Vanity & Sink - New Light Fixtures and Fresh New Paint. New Kitchen Cabinets - New Countertops - New Gas Range - New Kitchen Sink and New Garbage Disposal. List Price $99,900. Call a Local Realtor Today to See this Completely Remodeled Home.

Key facts

• Updated cabinets
• Stainless appliances
• Bright living spaces

Tags

• REMODELED IN 2020
• BRIGHT LIVING SPACES
• OVERSIZED WINDOWS
• STAINLESS APPLIANCES
• UPDATED CABINETS
• LARGE FENCED BACKYARD

Property features AI

Finance

• Other: Subdivision: Briarcliff

Exterior

• Parking: 2 open parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected / available; Phone available
• Home design: Single-family residence; One level / 1 story
• Construction: Vinyl siding; Slab foundation
• Exterior features: Patio; Back yard with chain-link fencing; Level lot; Asphalt road frontage on a city street (public maintained road)

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Electric water heater
• Bedrooms: 4 main-level bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating (heat pump); Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; Aluminum window frames; Window blinds; Smoke detector(s); Storage
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (1.6% below list).
• Recommended offer: $159k (1.6% below list) — sets the bar for 1% rule.
• 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); North Parkway Middle School (math 4% / reading 6%, grade F, #295 of 333 statewide, top 91%, 340 students, 0% FRL); North Side High School (math 3% / reading 22%, grade F, #257 of 332 statewide, top 78%, 886 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); 255 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 44% 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 $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 ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $102k; list at $162k implies a 59% 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 $159,378 (1.6% below list)

Questions for the listing agent

1. Built in 1966 — 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: 0.98% ✗
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $155,358
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Briarcliff Dr	0.00mi	4/1.0	1,233 (0%)	1mo	$155,000	$126	96
66 Briarcliff Dr	0.03mi	3/1.0 (-1)	1,361 (+10%)	4mo	$105,000	$77	69
29 Webber St	0.11mi	4/2.0	1,292 (+5%)	22mo	$70,000	$54	69
46 Sweetbay Dr	0.09mi	3/1.5 (-1)	1,102 (-11%)	6mo	$101,000	$92	66
316 Fairmont Ave	0.66mi	3/2.0 (-1)	1,222 (-1%)	1mo	$157,500	$129	62
97 Ingram St	0.27mi	4/2.0	1,384 (+12%)	8mo	$190,000	$137	60
83 Chipwood Dr	0.37mi	3/1.5 (-1)	1,340 (+9%)	13mo	$125,000	$93	50
411 Greenwood Ave	0.67mi	3/2.0 (-1)	1,350 (+10%)	3mo	$182,000	$135	45
320 Walnut St	0.63mi	3/2.0 (-1)	1,320 (+7%)	12mo	$222,500	$169	44
401 Greenwood Ave	0.64mi	3/1.0 (-1)	1,296 (+5%)	12mo	$5,000	$4	43
356 Roland Ave	0.71mi	3/2.0 (-1)	1,340 (+9%)	20mo	$240,000	$179	31
116 Muse St	0.61mi	3/1.0 (-1)	1,100 (-11%)	18mo	$65,000	$59	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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-4,090
• Equity at exit: $24,155

10-year hold

• IRR: 9.4%
• Equity multiple: 1.78×
• Total profit: $35,560
• Equity at exit: $14,007

Cash invested: $45,360 (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: 255
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,594 medium
• Mortgage (P&I): −$850
• Tax from tax record: −$49 /mo · $592/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $293

Break-even live

Break-even rent $1,223

Max offer price $162,000

Occupancy floor 77%

Sensitivity live

Price	-10% $384	-5% $339	+0% $293	+5% $247	+10% $201
Rent	-10% $167	-5% $230	+0% $293	+5% $356	+10% $419
Rate	-1.0pp $374	-0.5pp $334	base $293	+0.5pp $251	+1.0pp $208

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-29
   status Pending
2. 2026-04-09
   listed $162,000 Active
3. 2020-08-26
   soldstatus $101,700
4. 2020-08-25
   soldstatus $101,700 475-char remark

   Show marketing remark (475 chars)

   Newly Remodeled 4 Bedroom/1 Bath Home in Central Jackson Location. New Roof to be installed within 4 weeks, New HVAC - New Windows - New Flooring - New Interior & Exterior Doors - New Tub Shower Combo - New Toilet - New Vanity & Sink - New Light Fixtures and Fresh New Paint. New Kitchen Cabinets - New Countertops - New Gas Range - New Kitchen Sink and New Garbage Disposal. List Price $99,900. Call a Local Realtor Today to See this Completely Remodeled Home.

5. 2020-06-21
   listed $99,500 475-char remark

   Show marketing remark (475 chars)

   Newly Remodeled 4 Bedroom/1 Bath Home in Central Jackson Location. New Roof to be installed within 4 weeks, New HVAC - New Windows - New Flooring - New Interior & Exterior Doors - New Tub Shower Combo - New Toilet - New Vanity & Sink - New Light Fixtures and Fresh New Paint. New Kitchen Cabinets - New Countertops - New Gas Range - New Kitchen Sink and New Garbage Disposal. List Price $99,900. Call a Local Realtor Today to See this Completely Remodeled Home.

ⓘ 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: $592 · $49/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$558/yr (+$47/mo · 94.3%)

ⓘ 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 14% 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: $19,125
• − Mortgage interest: −$9,075
• − Property taxes: −$592
• − Insurance: −$810
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$4,713
• Taxable income: $876
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $3,302/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

+62.8% since first listed

5 events — show timeline

• 2026-04-29 Pending — CWTAR
• 2026-04-09 Listed $162,000 CWTAR
• 2020-08-26 Sold (Public Records) $101,700 Public Records
• 2020-08-25 Sold (MLS) $101,700 CWTAR
• 2020-06-21 Listed $99,500 CWTAR

Property tax history

+4.2%/yr

Latest (2025): $592 · +0.0% YoY. Source: county tax records.