47 Brentwood Dr · Jackson, TN 38301

$181,900

3 bd · 1.0 ba · 1,095 sqft · SingleFamily public records · 72 Days on market

Built 1950 0.25 ac lot Est $174k · at est.

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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 +20.3/30.0
• DSCR +6.5/10.0
• ARV discount +5.5/15.0
• 1% rule +4.2/10.0
• 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

Here you go—clean, on-brand, no fluff, and no "cozy" nonsense: --- 47 Brentwood in Lana — solid, well-kept, and move-in ready. This home makes smart use of its space with an upstairs addition completed last year, adding a true bedroom and full bath and giving you flexibility most homes this size just don't have. The original footprint has been maintained with care, and it shows. Clean, straightforward, and easy to live in. Whether you're looking for something manageable, a first purchase, or an investment that makes sense on paper, this one checks the boxes without trying too hard. Simple. Updated where it counts. Ready to go.

Key facts

• 0.25 acre lot
• 2 parking spots
• Built 1950

Property features AI

Exterior

• Parking: Two parking spaces
• Security: Smoke detectors installed
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story home; Entry level spans two levels
• Construction: Brick construction; Combination foundation; Shingle roof; Built on two levels
• Exterior features: Rain gutters; Asphalt road frontage on a public maintained city street

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Hardwood flooring; Tile flooring
• Bathrooms: Two full bathrooms total; One bathroom on the main level
• Heating & cooling: Central heating; Fireplace heat; Central air conditioning; Electric cooling; Ceiling fans
• Interior features: Ceiling fans throughout; Wood-burning fireplace
• Laundry & utility: Washer hookup on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $235 ($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 $167k (8.5% below list).
• Recommended offer: $167k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: Arlington Elementary School (math 5% / reading 8%, grade F, #880 of 952 statewide, top 93%, 593 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 247 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• At $1,665/mo this rent would consume 46% 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 $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.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $106k; list at $182k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $166,516 (8.5% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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 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: 0.92% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $174,105
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Shadow Lawn Dr	0.27mi	3/1.0	1,025 (-6%)	4mo	$154,200	$150	74
113 Iris Dr	0.26mi	2/1.0 (-1)	1,140 (+4%)	24mo	$134,500	$118	56
952 W Forest Ave	0.33mi	3/2.0	1,218 (+11%)	11mo	$179,000	$147	53
711 Westwood Ave	0.43mi	3/1.0	1,194 (+9%)	22mo	$189,900	$159	47
875 Skyline Dr	0.62mi	3/2.0	1,240 (+13%)	4mo	$255,000	$206	41
537 Westwood Ave	0.66mi	2/1.0 (-1)	996 (-9%)	19mo	$173,000	$174	34

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-10,867
• Equity at exit: $27,122

10-year hold

• IRR: 6.2%
• Equity multiple: 1.50×
• Total profit: $25,531
• Equity at exit: $15,727

Cash invested: $50,932 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$954
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $235

Break-even live

Break-even rent $1,368

Max offer price $181,900

Occupancy floor 81%

Sensitivity live

Price	-10% $338	-5% $286	+0% $235	+5% $183	+10% $132
Rent	-10% $103	-5% $169	+0% $235	+5% $300	+10% $366
Rate	-1.0pp $326	-0.5pp $281	base $235	+0.5pp $187	+1.0pp $140

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: $45,475
• Closing costs: $5,457
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Jackson Walk Plz Jackson, TN	1.0–3.0	1.0–2.5	1082	$2,600	$2.40	46d	1	1.46mi

Listing history 23 events

1. 2026-06-21
   days on market $181,900 Active 72 DOM
2. 2026-06-19
   days on market $181,900 Active 70 DOM
3. 2026-06-18
   days on market $181,900 Active 69 DOM
4. 2026-06-17
   days on market $181,900 Active 68 DOM
5. 2026-06-16
   days on market $181,900 Active 67 DOM
6. 2026-06-15
   days on market $181,900 Active 66 DOM
7. 2026-06-14
   days on market $181,900 Active 64 DOM
8. 2026-06-13
   days on market $181,900 Active 63 DOM
9. 2026-06-10
   days on market $181,900 Active 61 DOM
10. 2026-06-09
    days on market $181,900 Active 60 DOM
11. 2026-06-08
    days on market $181,900 Active 59 DOM
12. 2026-06-07
    days on market $181,900 Active 58 DOM
13. 2026-06-05
    days on market $181,900 Active 55 DOM
14. 2026-06-03
    days on market $181,900 Active 54 DOM
15. 2026-06-02
    days on market $181,900 Active 53 DOM
16. 2026-06-01
    days on market $181,900 Active 52 DOM
17. 2026-05-31
    days on market $181,900 Active 51 DOM
18. 2026-05-30
    days on market $181,900 Active 50 DOM
19. 2026-04-10
    listed $181,900 Active
20. 2023-10-18
    soldstatus $106,000
21. 2023-10-16
    soldstatus $106,000 Closed
22. 2023-09-21
    status Pending
23. 2023-09-13
    listed $89,900 Active

ⓘ 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: $614 · $51/mo
• Projected year-2 tax: $1,291 · $108/mo
• Expected delta: +$677/yr (+$56/mo · 110.3%)

ⓘ 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 15% 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: $19,982
• − Mortgage interest: −$10,189
• − Property taxes: −$614
• − Insurance: −$910
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$5,292
• Taxable loss: −$220
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $2,868/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

+102.3% since first listed

5 events — show timeline

• 2026-04-10 Listed $181,900 CWTAR
• 2023-10-18 Sold (Public Records) $106,000 Public Records
• 2023-10-16 Sold (MLS) $106,000 CWTAR
• 2023-09-21 Pending — CWTAR
• 2023-09-13 Listed $89,900 CWTAR

Property tax history

+5.6%/yr

Latest (2025): $614 · +2.8% YoY. Source: county tax records.