124 Glendale St · Jackson, TN 38301

$149,500

3 bd · 3.0 ba · 1,697 sqft · SingleFamily public records · 199 Days on market

Built 1935 9,452 sqft lot Est $238k · 37% under

---

Why this score? — see what drove the B- 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.6/10.0
• 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

124 Glendale Street, a freshly updated 3-bedroom, 2-bath, 1,700sqft home that's move-in ready. The roof is only about 5 years old, and the HVAC system and furnace were both replaced roughly 2-3 years ago. The windows were updated just 3 years ago as well, which helps keep energy costs down. The dining room floor was replaced about 3 years ago, the kitchen was updated around the same time, and the bathroom received a refresh just 2 years ago. Plumbing and electrical has been replaced in the last 5 years. Conveniently located in Jackson's 38301 area, the home is close to downtown restaurants, shopping, parks, and everyday essentials. It's also near Arlington Elementary, North Parkway Middle,

Key facts

• Updated windows
• Updated kitchen
• Replaced plumbing

Tags

• MOVE IN READY
• UPDATED WINDOWS
• UPDATED KITCHEN
• UPDATED BATHROOM
• REPLACED PLUMBING

Property features AI

Exterior

• Parking: 3 parking spaces
• Utilities: Public water; Public sewer; 200+ amp electric service; Natural gas available and connected; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One-level / 1 story; Residential zoning; Entry faces unspecified
• Construction: Brick and vinyl siding exterior; Shingle roof; Raised foundation; Built in (year not provided)
• Exterior features: Covered front porch; Shed(s); Corner lot; Concrete road frontage (city street); Publicly maintained road

Interior

• Kitchen: Built-in gas oven; Gas range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Eat-in kitchen; High ceilings; Kitchen island; Laminate countertops; Open floorplan; Walk-in closet(s)
• Laundry & utility: Laundry room with washer and gas dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.6% 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); 254 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 $1,737/mo this rent would consume 48% 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 $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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $131,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.43%
• DSCR: 1.55
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $237,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Lambuth Blvd	0.14mi	3/2.0	1,658 (-2%)	1mo	$190,000	$115	85
275 W Deaderick St	0.17mi	3/2.0	1,852 (+9%)	0mo	$267,900	$145	73
237 Wells St	0.26mi	3/2.5	1,619 (-5%)	7mo	$280,000	$173	72
300 W Deaderick St	0.12mi	3/2.0	1,512 (-11%)	8mo	$284,000	$188	66
568 Westmoreland Pl	0.59mi	3/2.0	1,727 (+2%)	2mo	$240,000	$139	64
205 Morgan St	0.18mi	3/2.0	1,508 (-11%)	6mo	$280,000	$186	64
161 Hollywood Dr	0.23mi	3/2.0	1,944 (+15%)	4mo	$165,000	$85	58
161 W Grand St	0.68mi	4/3.0 (+1)	1,780 (+5%)	0mo	$255,000	$143	55
400 W Grand St	0.59mi	3/1.5	1,792 (+6%)	7mo	$92,500	$52	52
415 Division Ave	0.67mi	2/2.0 (-1)	1,614 (-5%)	1mo	$194,500	$121	50
145 Arlington Ave	0.63mi	4/2.5 (+1)	1,859 (+10%)	6mo	$260,000	$140	43
517 Wisdom St	0.73mi	4/2.0 (+1)	1,926 (+14%)	8mo	$251,900	$131	28

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $7,265
• Equity at exit: $22,291

10-year hold

• IRR: 15.7%
• Equity multiple: 2.40×
• Total profit: $58,537
• Equity at exit: $12,926

Cash invested: $41,860 (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: 254
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $434

Break-even live

Break-even rent $1,189

Max offer price $149,500

Occupancy floor 70%

Sensitivity live

Price	-10% $518	-5% $476	+0% $434	+5% $391	+10% $349
Rent	-10% $296	-5% $365	+0% $434	+5% $502	+10% $571
Rate	-1.0pp $509	-0.5pp $472	base $434	+0.5pp $395	+1.0pp $355

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: $37,375
• Closing costs: $4,485
• 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	45d	1	0.44mi

Listing history 34 events

1. 2026-06-21
   days on market $149,500 Active 199 DOM
2. 2026-06-19
   days on market $149,500 Active 197 DOM
3. 2026-06-18
   days on market $149,500 Active 196 DOM
4. 2026-06-17
   days on market $149,500 Active 195 DOM
5. 2026-06-16
   days on market $149,500 Active 194 DOM
6. 2026-06-15
   pricedays on market $149,500 Active 193 DOM
7. 2026-06-14
   days on market $153,000 Active 191 DOM
8. 2026-06-13
   days on market $153,000 Active 190 DOM
9. 2026-06-10
   days on market $153,000 Active 188 DOM
10. 2026-06-09
    days on market $153,000 Active 187 DOM
11. 2026-06-08
    days on market $153,000 Active 186 DOM
12. 2026-06-07
    days on market $153,000 Active 185 DOM
13. 2026-06-05
    days on market $153,000 Active 182 DOM
14. 2026-06-03
    days on market $153,000 Active 181 DOM
15. 2026-06-02
    days on market $153,000 Active 180 DOM
16. 2026-06-01
    days on market $153,000 Active 179 DOM
17. 2026-05-31
    days on market $153,000 Active 178 DOM
18. 2026-05-30
    days on market $153,000 Active 177 DOM
19. 2026-05-13
    price $157,500
20. 2026-04-15
    price $159,900
21. 2026-03-17
    price $161,900
22. 2026-03-05
    price $164,900
23. 2026-02-18
    status Active
24. 2026-02-04
    status Pending
25. 2026-01-20
    price $169,900
26. 2026-01-07
    price $174,900
27. 2025-12-01
    soldstatus $136,000
28. 2025-11-19
    listed $179,900 Active
29. 2025-05-14
    price $185,000
30. 2025-01-28
    price $199,000
31. 2024-11-19
    listed $210,000 Active
32. 2012-09-10
    soldstatus $21,000
33. 2002-04-02
    soldstatus $35,000
34. 2001-07-12
    soldstatus $65,000

ⓘ 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: $1,112 · $93/mo
• Projected year-2 tax: $1,112 · $93/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 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: $20,847
• − Mortgage interest: −$8,374
• − Property taxes: −$1,112
• − Insurance: −$748
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$4,349
• Taxable income: $2,929
• Est. tax owed @ 24.0%: −$703
• After-tax cash flow: $4,499/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

+142.3% since first listed

16 events — show timeline

• 2026-05-13 Price Changed $157,500 CWTAR
• 2026-04-15 Price Changed $159,900 CWTAR
• 2026-03-17 Price Changed $161,900 CWTAR
• 2026-03-05 Price Changed $164,900 CWTAR
• 2026-02-18 Relisted — CWTAR
• 2026-02-04 Pending — CWTAR
• 2026-01-20 Price Changed $169,900 CWTAR
• 2026-01-07 Price Changed $174,900 CWTAR
• 2025-12-01 Sold (Public Records) $136,000 Public Records
• 2025-11-19 Listed $179,900 CWTAR
• 2025-05-14 Price Changed $185,000 CWTAR
• 2025-01-28 Price Changed $199,000 CWTAR
• 2024-11-19 Listed $210,000 CWTAR
• 2012-09-10 Sold (Public Records) $21,000 Public Records
• 2002-04-02 Sold (Public Records) $35,000 Public Records
• 2001-07-12 Sold (Public Records) $65,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,112 · +0.0% YoY. Source: county tax records.