50 Holly St · Jackson, TN 38301

$19,900

2 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 10 Days on market

Built 1906 0.34 ac lot ↓ 56% since listing

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +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

FIXER UPPER OPPORTUNITY IN THE HEART OF BEMIS! Looking for your next investment project or a home you can make your own? This hidden gem is nestled in the historic Bemis area and offers endless potential for the right buyer! Great renovation opportunity Comparable renovated homes in the area are selling for $150,000+ Bring your vision, creativity, and tools to transform this property into something amazing! Bemis is a beautiful, up-and-coming community with historic charm, mature neighborhoods, and strong potential for growth. Whether you're looking for a flip, rental property, or your forever home, this fixer-upper gives you the opportunity to build equity from the ground up. D

Key facts

• 0.34 acre lot
• Built 1906
• Listed 10 days

Property features AI

Finance

• Financial info: Annual tax amount approximately $384.22

Exterior

• Home design: Single-family residential home; One-story / one level
• Exterior features: Lot dimensions approximately 70 x 210

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom (main level)
• Interior features: Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $784 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 53.6% 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: South Elementary (math 27% / reading 37%, grade F, #369 of 952 statewide, top 42%, 433 students, 0% FRL); South Side High School (math 10% / reading 15%, grade F, #257 of 332 statewide, top 78%, 810 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 33% 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 $138 of loan paydown is wiped out by about $597 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• 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 $19,900

Questions for the listing agent

1. Built in 1906 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.91% ✓
• Cap rate: 53.57%
• Cash-on-cash: 168.85%
• DSCR: 8.51
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $58,368
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 Carroll St	0.26mi	2/1.0	1,013 (-1%)	2mo	$130,000	$128	85
220 N Missouri St	0.30mi	2/1.0	968 (-6%)	22mo	$35,000	$36	58
5 3rd St	0.45mi	2/1.0	882 (-14%)	6mo	$34,200	$39	51
63 Grove Ave	0.62mi	2/1.0	928 (-9%)	10mo	$155,000	$167	47
119 C St	0.40mi	1/1.0 (-1)	873 (-15%)	7mo	$50,000	$57	46
224 N Massachusetts St	0.37mi	3/2.0 (+1)	1,168 (+14%)	10mo	$35,000	$30	43

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: —
• Equity multiple: 9.86×
• Total profit: $49,380
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 22.31×
• Total profit: $118,749
• Equity at exit: $1,721

Cash invested: $5,572 (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: 1.4×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$104
• Tax from tax record: −$32 /mo · $385/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $784

Break-even live

Break-even rent $183

Max offer price $19,900

Occupancy floor 28%

Sensitivity live

Price	-10% $795	-5% $790	+0% $784	+5% $778	+10% $773
Rent	-10% $691	-5% $738	+0% $784	+5% $830	+10% $877
Rate	-1.0pp $794	-0.5pp $789	base $784	+0.5pp $779	+1.0pp $774

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $19,900 Active 10 DOM
2. 2026-06-19
   days on market $19,900 Active 8 DOM
3. 2026-06-18
   days on market $19,900 Active 7 DOM
4. 2026-06-17
   days on market $19,900 Active 6 DOM
5. 2026-06-16
   days on market $19,900 Active 5 DOM
6. 2026-06-15
   days on market $19,900 Active 4 DOM
7. 2026-06-14
   remarks 699-char remark
8. 2026-06-14
   days on market $19,900 Active 2 DOM
9. 2026-06-13
   remarks 119-char remark
10. 2026-06-13
    listed $19,900 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: $385 · $32/mo
• Projected year-2 tax: $385 · $32/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 · 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: $14,108
• − Mortgage interest: −$1,115
• − Property taxes: −$385
• − Insurance: −$100
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$579
• Taxable income: $9,672
• Est. tax owed @ 24.0%: −$2,321
• After-tax cash flow: $7,087/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

-55.8% since first listed

2 events — show timeline

• 2026-06-11 Listed $19,900 CWTAR
• 2026-05-12 Sold (Public Records) $45,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $385 · +0.0% YoY. Source: county tax records.