134 Liddon St · Jackson, TN 38301

$133,000

5 bd · 2.0 ba · 1,440 sqft · SingleFamily · 242 Days on market

Built 1967 0.59 ac lot Est $230k · 42% under ↓ 8% since listing

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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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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 MLS

Spacious 5 bedroom, 2 bathroom home conveniently located in the heart of Jackson. This property features an open concept living and kitchen area, offering a functional layout that's perfect for everyday living. Sitting on a half lot, it provides plenty of potential for a variety of uses. With its high bedroom count, this home makes an excellent investment opportunity, ideal for rental income or as a long term portfolio addition. While it does need some updates, the property is in livable condition, allowing for immediate occupancy or gradual improvements over time. Don't miss the chance to own a value driven property with strong potential for profitability in the growing Jackson market.

Key facts

• Open concept living
• Livable condition
• Kitchen area

Tags

• OPEN CONCEPT LIVING
• KITCHEN AREA
• HALF LOT
• INVESTMENT OPPORTUNITY
• RENTAL INCOME
• LIVABLE CONDITION

Property features AI

Exterior

• Parking: 3 open parking spaces (total 3 parking spaces)
• Security: Security system
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One story; Corner lot
• Construction: Wood siding; Asphalt roof; Existing construction (year built listed as existing)
• Exterior features: Covered porch

Interior

• Kitchen: Built-in electric oven
• Bedrooms: 5 bedrooms (all on the main level); Bedroom sizes include 13x11, 12x11, 12x11
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Smart camera system/recording; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $117k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: Alexander Elementary School (math 8% / reading 8%, grade F, #848 of 952 statewide, top 91%, 385 students, 0% FRL); Jackson Central Merry High School (438 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); 253 active listings in the ZIP; lower-income renter base — watch delinquency; 247 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• At $1,728/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 $920 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 $37k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $117,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 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 1967 — 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: 1.30% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.38%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $230,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
159 Cartmell St	0.33mi	4/2.0 (-1)	1,541 (+7%)	4mo	$205,900	$134	64
151 Cartmell St	0.33mi	4/2.0 (-1)	1,560 (+8%)	14mo	$250,000	$160	54

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: 7.2%
• Equity multiple: 1.29×
• Total profit: $10,787
• Equity at exit: $19,831

10-year hold

• IRR: 18.4%
• Equity multiple: 2.69×
• Total profit: $62,796
• Equity at exit: $11,499

Cash invested: $37,240 (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: 253
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,728 medium
• Mortgage (P&I): −$697
• Tax est. 1.5%: −$166 /mo · $1,995/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $446

Break-even live

Break-even rent $1,163

Max offer price $133,000

Occupancy floor 69%

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-03-23
   price $133,000 695-char remark

   Show marketing remark (695 chars)

   Spacious 5 bedroom, 2 bathroom home conveniently located in the heart of Jackson. This property features an open concept living and kitchen area, offering a functional layout that's perfect for everyday living. Sitting on a half lot, it provides plenty of potential for a variety of uses. With its high bedroom count, this home makes an excellent investment opportunity, ideal for rental income or as a long term portfolio addition. While it does need some updates, the property is in livable condition, allowing for immediate occupancy or gradual improvements over time. Don't miss the chance to own a value driven property with strong potential for profitability in the growing Jackson market.

2. 2026-03-23
   price $133,000

   Show marketing remark (695 chars)

   Spacious 5 bedroom, 2 bathroom home conveniently located in the heart of Jackson. This property features an open concept living and kitchen area, offering a functional layout that's perfect for everyday living. Sitting on a half lot, it provides plenty of potential for a variety of uses. With its high bedroom count, this home makes an excellent investment opportunity, ideal for rental income or as a long term portfolio addition. While it does need some updates, the property is in livable condition, allowing for immediate occupancy or gradual improvements over time. Don't miss the chance to own a value driven property with strong potential for profitability in the growing Jackson market.

3. 2026-01-16
   price $135,000 695-char remark

   Show marketing remark (695 chars)

   Spacious 5 bedroom, 2 bathroom home conveniently located in the heart of Jackson. This property features an open concept living and kitchen area, offering a functional layout that's perfect for everyday living. Sitting on a half lot, it provides plenty of potential for a variety of uses. With its high bedroom count, this home makes an excellent investment opportunity, ideal for rental income or as a long term portfolio addition. While it does need some updates, the property is in livable condition, allowing for immediate occupancy or gradual improvements over time. Don't miss the chance to own a value driven property with strong potential for profitability in the growing Jackson market.

4. 2026-01-16
   price $135,000

   Show marketing remark (695 chars)

   Spacious 5 bedroom, 2 bathroom home conveniently located in the heart of Jackson. This property features an open concept living and kitchen area, offering a functional layout that's perfect for everyday living. Sitting on a half lot, it provides plenty of potential for a variety of uses. With its high bedroom count, this home makes an excellent investment opportunity, ideal for rental income or as a long term portfolio addition. While it does need some updates, the property is in livable condition, allowing for immediate occupancy or gradual improvements over time. Don't miss the chance to own a value driven property with strong potential for profitability in the growing Jackson market.

5. 2025-10-29
   price $137,500 695-char remark

   Show marketing remark (695 chars)

   Spacious 5 bedroom, 2 bathroom home conveniently located in the heart of Jackson. This property features an open concept living and kitchen area, offering a functional layout that's perfect for everyday living. Sitting on a half lot, it provides plenty of potential for a variety of uses. With its high bedroom count, this home makes an excellent investment opportunity, ideal for rental income or as a long term portfolio addition. While it does need some updates, the property is in livable condition, allowing for immediate occupancy or gradual improvements over time. Don't miss the chance to own a value driven property with strong potential for profitability in the growing Jackson market.

6. 2025-10-29
   price $137,500

   Show marketing remark (695 chars)

   Spacious 5 bedroom, 2 bathroom home conveniently located in the heart of Jackson. This property features an open concept living and kitchen area, offering a functional layout that's perfect for everyday living. Sitting on a half lot, it provides plenty of potential for a variety of uses. With its high bedroom count, this home makes an excellent investment opportunity, ideal for rental income or as a long term portfolio addition. While it does need some updates, the property is in livable condition, allowing for immediate occupancy or gradual improvements over time. Don't miss the chance to own a value driven property with strong potential for profitability in the growing Jackson market.

7. 2025-10-06
   price $140,000

   Show marketing remark (695 chars)

   Spacious 5 bedroom, 2 bathroom home conveniently located in the heart of Jackson. This property features an open concept living and kitchen area, offering a functional layout that's perfect for everyday living. Sitting on a half lot, it provides plenty of potential for a variety of uses. With its high bedroom count, this home makes an excellent investment opportunity, ideal for rental income or as a long term portfolio addition. While it does need some updates, the property is in livable condition, allowing for immediate occupancy or gradual improvements over time. Don't miss the chance to own a value driven property with strong potential for profitability in the growing Jackson market.

8. 2025-10-06
   price $140,000 695-char remark

   Show marketing remark (695 chars)

   Spacious 5 bedroom, 2 bathroom home conveniently located in the heart of Jackson. This property features an open concept living and kitchen area, offering a functional layout that's perfect for everyday living. Sitting on a half lot, it provides plenty of potential for a variety of uses. With its high bedroom count, this home makes an excellent investment opportunity, ideal for rental income or as a long term portfolio addition. While it does need some updates, the property is in livable condition, allowing for immediate occupancy or gradual improvements over time. Don't miss the chance to own a value driven property with strong potential for profitability in the growing Jackson market.

9. 2025-09-24
   listed $144,000 Active 695-char remark

   Show marketing remark (695 chars)

   Spacious 5 bedroom, 2 bathroom home conveniently located in the heart of Jackson. This property features an open concept living and kitchen area, offering a functional layout that's perfect for everyday living. Sitting on a half lot, it provides plenty of potential for a variety of uses. With its high bedroom count, this home makes an excellent investment opportunity, ideal for rental income or as a long term portfolio addition. While it does need some updates, the property is in livable condition, allowing for immediate occupancy or gradual improvements over time. Don't miss the chance to own a value driven property with strong potential for profitability in the growing Jackson market.

10. 2025-09-24
    listed $144,000 Active

    Show marketing remark (695 chars)

    Spacious 5 bedroom, 2 bathroom home conveniently located in the heart of Jackson. This property features an open concept living and kitchen area, offering a functional layout that's perfect for everyday living. Sitting on a half lot, it provides plenty of potential for a variety of uses. With its high bedroom count, this home makes an excellent investment opportunity, ideal for rental income or as a long term portfolio addition. While it does need some updates, the property is in livable condition, allowing for immediate occupancy or gradual improvements over time. Don't miss the chance to own a value driven property with strong potential for profitability in the growing Jackson market.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 17% 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: $20,740
• − Mortgage interest: −$7,450
• − Property taxes: −$1,995
• − Insurance: −$665
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$3,869
• Taxable income: $3,442
• Est. tax owed @ 24.0%: −$826
• After-tax cash flow: $4,529/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

-7.6% since first listed

10 events — show timeline

• 2026-03-23 Price Changed $133,000 CWTAR
• 2026-03-23 Price Changed $133,000 REALTRACS as Distributed by MLS Grid
• 2026-01-16 Price Changed $135,000 CWTAR
• 2026-01-16 Price Changed $135,000 REALTRACS as Distributed by MLS Grid
• 2025-10-29 Price Changed $137,500 CWTAR
• 2025-10-29 Price Changed $137,500 REALTRACS as Distributed by MLS Grid
• 2025-10-06 Price Changed $140,000 REALTRACS as Distributed by MLS Grid
• 2025-10-06 Price Changed $140,000 CWTAR
• 2025-09-24 Listed $144,000 CWTAR
• 2025-09-24 Listed $144,000 REALTRACS as Distributed by MLS Grid