402 Harts Bridge Rd · Jackson, TN 38301

$184,900

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 7 Days on market

Built 1936 1.10 ac lot Est $218k · 15% under

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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 +15.5/30.0
• ARV discount +14.3/15.0
• DSCR +4.8/10.0
• Rent growth +3.8/5.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this great home located in South Jackson on 1.1 acres! 3 bedroom, 1 bath home with 2 detached garages, a pergola and storage sheds in the backyard. So much opportunity, check it out today! Property is owned by the US Dept of HUD. HUD case #482-515151. Subject to appraisal. Insurable with escrow. Seller makes no representations or warranties as to property condition. HUD Homes are sold "As-Is. " EHO. Seller may contribute up to 3% for buyer's closing costs, upon buyer request.

Key facts

• 1.1 acre lot
• 4 garage spots
• Built 1936

Property features AI

Finance

• Other: Additional structures on the property include multiple garages, a second garage, gazebo, shed(s), storage, and a workshop

Exterior

• Parking: 4 total parking spaces; 4-car garage with front-facing garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Aluminum siding
• Construction: Metal roof; Combination foundation
• Exterior features: Rain gutters; Covered rear porch; Chain link fence in backyard; Level lot; Asphalt city street frontage (public maintained road)

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 main-level bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans for cooling
• Interior features: Ceiling fans; Open floor plan; Ventless fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $75 ($898/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 $151k (18.5% below list).
• Recommended offer: $151k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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-, 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); 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).
• This rent runs 42% 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $70k; list at $185k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,614 (18.5% below list)

Questions for the listing agent

1. Built in 1936 — 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: 0.81% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $217,800
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Penny Ln	0.24mi	3/2.0	1,344 (+2%)	0mo	$230,300	$171	86
515 Harts Bridge Rd	0.53mi	3/2.0	1,276 (-3%)	6mo	$210,500	$165	65
26 Timmy Cv	0.33mi	3/2.0	1,200 (-9%)	10mo	$220,000	$183	61
112 Penny Ln	0.27mi	3/2.0	1,388 (+5%)	23mo	$239,900	$173	60
61 Dakota Cv	0.53mi	3/2.0	1,202 (-9%)	8mo	$182,000	$151	54
157 Old Pinson Rd	0.61mi	3/1.5	1,224 (-7%)	5mo	$155,500	$127	53
141 Old Pinson Rd	0.54mi	3/2.0	1,245 (-6%)	17mo	$180,000	$145	51

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: -11.4%
• Equity multiple: 0.58×
• Total profit: $-21,881
• Equity at exit: $27,569

10-year hold

• IRR: 0.3%
• Equity multiple: 1.03×
• Total profit: $1,324
• Equity at exit: $15,987

Cash invested: $51,772 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,506 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$68 /mo · $820/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $75

Break-even live

Break-even rent $1,411

Max offer price $184,900

Occupancy floor 90%

Sensitivity live

Price	-10% $180	-5% $127	+0% $75	+5% $23	+10% $-30
Rent	-10% $-44	-5% $15	+0% $75	+5% $134	+10% $194
Rate	-1.0pp $168	-0.5pp $122	base $75	+0.5pp $27	+1.0pp $-22

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-15
   status Pending
2. 2026-05-07
   listed $184,900 Active
3. 2025-12-09
   soldstatus $70,000
4. 2025-12-05
   soldstatus $70,000 Closed 500-char remark

   Show marketing remark (500 chars)

   Check out this great home located in South Jackson on 1.1 acres! 3 bedroom, 1 bath home with 2 detached garages, a pergola and storage sheds in the backyard. So much opportunity, check it out today! Property is owned by the US Dept of HUD. HUD case #482-515151. Subject to appraisal. Insurable with escrow. Seller makes no representations or warranties as to property condition. HUD Homes are sold "As-Is. " EHO. Seller may contribute up to 3% for buyer's closing costs, upon buyer request.

5. 2025-11-04
   status Pending 500-char remark

   Show marketing remark (500 chars)

   Check out this great home located in South Jackson on 1.1 acres! 3 bedroom, 1 bath home with 2 detached garages, a pergola and storage sheds in the backyard. So much opportunity, check it out today! Property is owned by the US Dept of HUD. HUD case #482-515151. Subject to appraisal. Insurable with escrow. Seller makes no representations or warranties as to property condition. HUD Homes are sold "As-Is. " EHO. Seller may contribute up to 3% for buyer's closing costs, upon buyer request.

6. 2025-10-31
   status Active 500-char remark

   Show marketing remark (500 chars)

   Check out this great home located in South Jackson on 1.1 acres! 3 bedroom, 1 bath home with 2 detached garages, a pergola and storage sheds in the backyard. So much opportunity, check it out today! Property is owned by the US Dept of HUD. HUD case #482-515151. Subject to appraisal. Insurable with escrow. Seller makes no representations or warranties as to property condition. HUD Homes are sold "As-Is. " EHO. Seller may contribute up to 3% for buyer's closing costs, upon buyer request.

7. 2025-10-28
   status Pending 500-char remark

   Show marketing remark (500 chars)

   Check out this great home located in South Jackson on 1.1 acres! 3 bedroom, 1 bath home with 2 detached garages, a pergola and storage sheds in the backyard. So much opportunity, check it out today! Property is owned by the US Dept of HUD. HUD case #482-515151. Subject to appraisal. Insurable with escrow. Seller makes no representations or warranties as to property condition. HUD Homes are sold "As-Is. " EHO. Seller may contribute up to 3% for buyer's closing costs, upon buyer request.

8. 2025-10-20
   listed $61,000 Active 500-char remark

   Show marketing remark (500 chars)

   Check out this great home located in South Jackson on 1.1 acres! 3 bedroom, 1 bath home with 2 detached garages, a pergola and storage sheds in the backyard. So much opportunity, check it out today! Property is owned by the US Dept of HUD. HUD case #482-515151. Subject to appraisal. Insurable with escrow. Seller makes no representations or warranties as to property condition. HUD Homes are sold "As-Is. " EHO. Seller may contribute up to 3% for buyer's closing costs, upon buyer request.

9. 2022-08-18
   soldstatus $97,500 173-char remark

   Show marketing remark (173 chars)

   Nice home in south Jackson, close to all amenities. Outside storage, 2 detached garages, nice yard. Great investment potential, some repairs and upgrades needed. Sold AS IS.

10. 2022-06-26
    listed $95,000 173-char remark

    Show marketing remark (173 chars)

    Nice home in south Jackson, close to all amenities. Outside storage, 2 detached garages, nice yard. Great investment potential, some repairs and upgrades needed. Sold AS IS.

ⓘ 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: $820 · $68/mo
• Projected year-2 tax: $1,313 · $109/mo
• Expected delta: +$493/yr (+$41/mo · 60.1%)

ⓘ 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 · 21 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: $18,074
• − Mortgage interest: −$10,357
• − Property taxes: −$820
• − Insurance: −$924
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$5,379
• Taxable loss: −$2,299
• Est. tax savings @ 24.0%: +$552
• After-tax cash flow: $1,450/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

+94.6% since first listed

10 events — show timeline

• 2026-05-15 Pending — CWTAR
• 2026-05-07 Listed $184,900 CWTAR
• 2025-12-09 Sold (Public Records) $70,000 Public Records
• 2025-12-05 Sold (MLS) $70,000 CWTAR
• 2025-11-04 Pending — CWTAR
• 2025-10-31 Relisted — CWTAR
• 2025-10-28 Pending — CWTAR
• 2025-10-20 Listed $61,000 CWTAR
• 2022-08-18 Sold (MLS) $97,500 CWTAR
• 2022-06-26 Listed $95,000 CWTAR

Property tax history

+3.7%/yr

Latest (2025): $820 · +0.0% YoY. Source: county tax records.