201 Lakeshore Dr · Jackson, TN 38362

$110,000

5 bd · 3.0 ba · 1,960 sqft · Manufactured public records · 68 Days on market

Built 2000 0.60 ac lot ↓ 21% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Investor special in the Jackson/Oakfield area! This manufactured home on a permanent foundation is being sold strictly as-is and presents a great opportunity for the right buyer to add value. Inspections are welcome — seller will make no repairs. Ideal for cash buyers looking for a quick, clean close. Don't miss your chance to snag this one at the right price.

Key facts

• 0.6 acre lot
• 4 parking spots
• Built 2000

Property features AI

Exterior

• Parking: 4 open/gravel parking spaces (total parking for 4)
• Utilities: Public water available; Septic tank sewer; Water available
• Home design: Manufactured on land; One story
• Construction: Vinyl siding; Block foundation; Existing structure
• Exterior features: Lot of approximately 0.6 acres; Lot dimensions: 66.89 x 242.01 x 57.74 x 106.97

Interior

• Kitchen: Includes oven, dishwasher, microwave, and refrigerator
• Bedrooms: 5 bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air; Wall/window unit(s) for cooling
• Interior features: Oven; Dishwasher; Microwave; Refrigerator
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: East Elementary School (math 7% / reading 11%, grade F, #839 of 952 statewide, top 88%, 525 students, 0% FRL); Liberty Technology Magnet High School (math 2% / reading 13%, grade F, #290 of 332 statewide, top 87%, 549 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: 11 active listings in the ZIP; 247 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($761 loan paydown + $5k appreciation (4.1% local appreciation)).
• Madison County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.45% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.91%
• DSCR: 2.06
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 2.91×
• Total profit: $58,913
• Equity at exit: $56,504

10-year hold

• IRR: 31.3%
• Equity multiple: 5.78×
• Total profit: $147,097
• Equity at exit: $93,007

Cash invested: $30,800 (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 38362

• Home prices YoY: 1.9%
• Active inventory: 11
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,590 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$19 /mo · $232/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $614

Break-even live

Break-even rent $813

Max offer price $110,000

Occupancy floor 56%

Sensitivity live

Price	-10% $676	-5% $645	+0% $614	+5% $583	+10% $420
Rent	-10% $488	-5% $551	+0% $614	+5% $677	+10% $739
Rate	-1.0pp $669	-0.5pp $642	base $614	+0.5pp $585	+1.0pp $556

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $110,000 Active 68 DOM
2. 2026-06-18
   days on market $110,000 Active 67 DOM
3. 2026-06-17
   days on market $110,000 Active 66 DOM
4. 2026-06-16
   days on market $110,000 Active 65 DOM
5. 2026-06-15
   days on market $110,000 Active 64 DOM
6. 2026-06-14
   days on market $110,000 Active 62 DOM
7. 2026-06-13
   days on market $110,000 Active 61 DOM
8. 2026-06-10
   days on market $110,000 Active 59 DOM
9. 2026-06-09
   days on market $110,000 Active 58 DOM
10. 2026-06-08
    days on market $110,000 Active 57 DOM
11. 2026-06-07
    days on market $110,000 Active 56 DOM
12. 2026-06-05
    days on market $110,000 Active 53 DOM
13. 2026-06-03
    days on market $110,000 Active 52 DOM
14. 2026-06-02
    days on market $110,000 Active 51 DOM
15. 2026-06-01
    days on market $110,000 Active 50 DOM
16. 2026-05-31
    days on market $110,000 Active 49 DOM
17. 2026-05-30
    days on market $110,000 Active 48 DOM
18. 2026-05-11
    price $110,000
19. 2026-04-22
    price $120,000
20. 2026-04-17
    price $130,000
21. 2026-04-13
    listed $140,000 Active
22. 2026-04-09
    historical $140,000

ⓘ 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: $232 · $19/mo
• Projected year-2 tax: $781 · $65/mo
• Expected delta: +$549/yr (+$46/mo · 236.6%)

ⓘ 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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,075
• − Mortgage interest: −$6,162
• − Property taxes: −$232
• − Insurance: −$550
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$3,200
• Taxable income: $5,879
• Est. tax owed @ 24.0%: −$1,411
• After-tax cash flow: $5,954/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

• City population: 87,024
• Population (ZIP): 991

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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 16% Two or more races 14% Black 10% Asian 2%
• Common ancestry: Slovak 9% Lithuanian 3% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 7% German/W. Germanic 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: ▲ 4.11%
• Current HPI: 216.1875
• Rent YoY: —
• Metro: —
• 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

-21.4% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $110,000 REALTRACS as Distributed by MLS Grid
• 2026-04-22 Price Changed $120,000 REALTRACS as Distributed by MLS Grid
• 2026-04-17 Price Changed $130,000 REALTRACS as Distributed by MLS Grid
• 2026-04-13 Listed $140,000 REALTRACS as Distributed by MLS Grid
• 2026-04-09 Coming Soon $140,000 REALTRACS as Distributed by MLS Grid

Property tax history

-1.9%/yr

Latest (2025): $232 · +0.0% YoY. Source: county tax records.