84 Mill Brook Ln · Jackson, TN 38305

$185,000

4 bd · 2.0 ba · 1,752 sqft · SingleFamily public records · 15 Days on market

Built 2000 0.25 ac lot Est $275k · 33% under

---

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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful home will not last long! Featuring 4 bedrooms, 3 bathrooms, 1 acre lot, whirlpool tub and much more. This home is located in the county only which means no city taxes! Also conveniently located close to school, grocery stores, shopping, restaurants and much more.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2000

Property features AI

Exterior

• Parking: Attached 2-car garage (2 parking spaces total)
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One-level home (single story)
• Construction: Vinyl siding construction
• Exterior features: Quarter-acre lot (approximately 0.25 acres); Lot dimensions: 49.31 x 224.85 x 166.42 x 148.89; Located in the Mill Brook subdivision

Interior

• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 3 full bathrooms (all on the main level)
• Interior features: Gas log fireplace; 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/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 $172k (7.1% below list).
• Recommended offer: $172k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 (+1.6%/yr); 508 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

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 $171,785 (7.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $275,064
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2997 Christmasville Rd	0.11mi	3/1.0 (-1)	1,650 (-6%)	21mo	$140,000	$85	59
85 Mill Brook Ln	0.05mi	3/2.0 (-1)	1,558 (-11%)	20mo	$244,700	$157	57
6 Shorepoint Rd	0.65mi	3/1.5 (-1)	1,647 (-6%)	10mo	$298,000	$181	44

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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.68×
• Total profit: $-16,732
• Equity at exit: $27,584

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-4,265
• Equity at exit: $15,995

Cash invested: $51,800 (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 38305

• Rents YoY: 1.6%
• Active inventory: 508
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,718 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $247

Break-even live

Break-even rent $1,405

Max offer price $185,000

Occupancy floor 81%

Sensitivity live

Price	-10% $352	-5% $300	+0% $247	+5% $195	+10% $142
Rent	-10% $111	-5% $179	+0% $247	+5% $315	+10% $383
Rate	-1.0pp $340	-0.5pp $294	base $247	+0.5pp $199	+1.0pp $150

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $185,000 Active 15 DOM
2. 2026-06-18
   days on market $185,000 Active 14 DOM
3. 2026-06-17
   days on market $185,000 Active 13 DOM
4. 2026-06-16
   days on market $185,000 Active 12 DOM
5. 2026-06-15
   days on market $185,000 Active 11 DOM
6. 2026-06-14
   days on market $185,000 Active 9 DOM
7. 2026-06-13
   days on market $185,000 Active 8 DOM
8. 2026-06-10
   days on market $185,000 Active 6 DOM
9. 2026-06-09
   days on market $185,000 Active 5 DOM
10. 2026-06-08
    days on market $185,000 Active 4 DOM
11. 2026-06-07
    days on market $185,000 Active 3 DOM
12. 2026-06-05
    remarks 375-char remark
13. 2026-06-05
    listed $185,000 Active 1 DOM

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $1,314 · $109/mo
• Expected delta: +$562/yr (+$47/mo · 74.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,614
• − Mortgage interest: −$10,363
• − Property taxes: −$752
• − Insurance: −$925
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$5,382
• Taxable loss: −$106
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $2,992/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

• County: Madison County · 87,024 people
• City population: 87,024
• Metro: Jackson, TN
• Population (ZIP): 53,488
• Household income: $68,977
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 2228.0

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: White 57% Black 32% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Italian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% Arabic 1%

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: ▼ -118.63%
• Current HPI: 195.4511
• Rent YoY: ▲ 1.58%
• 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

+1323.1% since first listed

6 events — show timeline

• 2026-06-03 Listed $185,000 CWTAR
• 2022-01-18 Sold (Public Records) $197,600 Public Records
• 2022-01-13 Sold (MLS) $197,500 CWTAR
• 2021-09-24 Listed $189,900 CWTAR
• 2007-11-19 Sold (Public Records) $112,000 Public Records
• 1999-07-15 Sold (Public Records) $13,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $752 · +0.0% YoY. Source: county tax records.