559 N Cumberland St · Jackson, TN 38301

$47,000

3 bd · 1.0 ba · 1,147 sqft · SingleFamily public records · 233 Days on market

Built 1925 3,484 sqft lot Est $85k · 45% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This 3 Bedroom 1.5 Bath Home sits on a corner Lot!! The Home Features Hardwood Flooring, Large Rooms, Updated Electrical Wiring and a Large Kitchen!! This is the Perfect Investment Property!! Its Minutes from Downtown Jackson and North Jackson!! This 3 Bedroom 1.5 Bath Home sits on a corner Lot!! The Home Features Hardwood Flooring, Large Rooms, Updated Electrical Wiring and a Large Kitchen!! This is the Perfect Investment Property!! Its Minutes from Downtown Jackson and North Jackson!!

Key facts

• 3,484 sq ft lot
• Built 1925
• Listed 232 days

Property features AI

Finance

• Financial info: $298 annual tax amount

Exterior

• Parking: No covered parking reported; No parking spaces reported
• Utilities: Public water; Public sewer; Natural gas available; Water available
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding
• Exterior features: Lot about 0.08 acres (40 x 85) — calculated from plat

Interior

• Kitchen: Electric range; Refrigerator; Kitchen approx. 15x12
• Bedrooms: 3 bedrooms (all on the main level) — approx. 12x11, 12x11, 13x10
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: No basement; Wood flooring
• Laundry & utility: Has heating and cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $973 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $47k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.8% 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: Alexander Elementary School (math 8% / reading 8%, grade F, #848 of 952 statewide, top 91%, 385 students, 0% FRL); South Side High School (math 10% / reading 15%, grade F, #257 of 332 statewide, top 78%, 810 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); 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $325 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $4k; list at $47k implies a 1243% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $41,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 3.58% ✓
• Cap rate: 32.84%
• Cash-on-cash: 94.83%
• DSCR: 5.22
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $84,878
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Hale St	0.13mi	3/2.0	1,180 (+3%)	11mo	$176,000	$149	76
258 Oak St	0.48mi	3/1.0	1,120 (-2%)	1mo	$55,000	$49	73
124 Conger St	0.14mi	3/1.0	1,272 (+11%)	5mo	$38,500	$30	71
122 Walsh St	0.42mi	3/2.0	1,224 (+7%)	10mo	$177,000	$145	57
201 N Hays Ave	0.66mi	3/1.0	1,190 (+4%)	8mo	$56,000	$47	57
449 N Hays Ave	0.48mi	3/1.0	1,058 (-8%)	18mo	$40,000	$38	50
668 N Hays Ave	0.50mi	3/2.0	1,200 (+5%)	19mo	$185,000	$154	50
223 W Grand St	0.54mi	3/1.0	1,268 (+10%)	13mo	$164,900	$130	47
222 Park Ave	0.53mi	2/1.0 (-1)	1,082 (-6%)	21mo	$80,500	$74	43
431 Arlington Ave	0.65mi	3/2.0	1,297 (+13%)	2mo	$182,500	$141	42
309 Martha St	0.71mi	2/1.0 (-1)	1,226 (+7%)	15mo	$82,000	$67	37
316 Lexington Ave	0.58mi	3/2.0	1,272 (+11%)	20mo	$32,000	$25	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: 91.9%
• Equity multiple: 5.42×
• Total profit: $58,223
• Equity at exit: $7,008

10-year hold

• IRR: 95.3%
• Equity multiple: 12.17×
• Total profit: $146,998
• Equity at exit: $4,064

Cash invested: $13,160 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,685 medium
• Mortgage (P&I): −$246
• Tax from tax record: −$25 /mo · $298/yr
• Insurance: −$20
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $973

Break-even live

Break-even rent $452

Max offer price $47,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,000	-5% $987	+0% $973	+5% $960	+10% $947
Rent	-10% $840	-5% $907	+0% $973	+5% $1,040	+10% $1,107
Rate	-1.0pp $997	-0.5pp $985	base $973	+0.5pp $961	+1.0pp $949

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: $11,750
• Closing costs: $1,410
• 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	44d	1	0.42mi

Listing history 27 events

1. 2026-06-21
   days on market $47,000 Active 233 DOM
2. 2026-06-19
   days on market $47,000 Active 231 DOM
3. 2026-06-18
   days on market $47,000 Active 230 DOM
4. 2026-06-17
   days on market $47,000 Active 229 DOM
5. 2026-06-16
   days on market $47,000 Active 228 DOM
6. 2026-06-15
   days on market $47,000 Active 227 DOM
7. 2026-06-14
   days on market $47,000 Active 225 DOM
8. 2026-06-13
   days on market $47,000 Active 224 DOM
9. 2026-06-10
   days on market $47,000 Active 222 DOM
10. 2026-06-09
    days on market $47,000 Active 221 DOM
11. 2026-06-08
    days on market $47,000 Active 220 DOM
12. 2026-06-07
    days on market $47,000 Active 219 DOM
13. 2026-06-05
    days on market $47,000 Active 216 DOM
14. 2026-06-03
    days on market $47,000 Active 215 DOM
15. 2026-06-02
    days on market $47,000 Active 214 DOM
16. 2026-06-01
    days on market $47,000 Active 213 DOM
17. 2026-05-31
    days on market $47,000 Active 212 DOM
18. 2026-05-30
    days on market $47,000 Active 211 DOM
19. 2026-05-18
    status Pending 491-char remark

    Show marketing remark (491 chars)

    This 3 Bedroom 1.5 Bath Home sits on a corner Lot!! The Home Features Hardwood Flooring, Large Rooms, Updated Electrical Wiring and a Large Kitchen!! This is the Perfect Investment Property!! Its Minutes from Downtown Jackson and North Jackson!! This 3 Bedroom 1.5 Bath Home sits on a corner Lot!! The Home Features Hardwood Flooring, Large Rooms, Updated Electrical Wiring and a Large Kitchen!! This is the Perfect Investment Property!! Its Minutes from Downtown Jackson and North Jackson!!

20. 2026-05-02
    status Active 491-char remark

    Show marketing remark (491 chars)

    This 3 Bedroom 1.5 Bath Home sits on a corner Lot!! The Home Features Hardwood Flooring, Large Rooms, Updated Electrical Wiring and a Large Kitchen!! This is the Perfect Investment Property!! Its Minutes from Downtown Jackson and North Jackson!! This 3 Bedroom 1.5 Bath Home sits on a corner Lot!! The Home Features Hardwood Flooring, Large Rooms, Updated Electrical Wiring and a Large Kitchen!! This is the Perfect Investment Property!! Its Minutes from Downtown Jackson and North Jackson!!

21. 2026-04-25
    historical 491-char remark

    Show marketing remark (491 chars)

    This 3 Bedroom 1.5 Bath Home sits on a corner Lot!! The Home Features Hardwood Flooring, Large Rooms, Updated Electrical Wiring and a Large Kitchen!! This is the Perfect Investment Property!! Its Minutes from Downtown Jackson and North Jackson!! This 3 Bedroom 1.5 Bath Home sits on a corner Lot!! The Home Features Hardwood Flooring, Large Rooms, Updated Electrical Wiring and a Large Kitchen!! This is the Perfect Investment Property!! Its Minutes from Downtown Jackson and North Jackson!!

22. 2026-04-22
    status Active 491-char remark

    Show marketing remark (491 chars)

    This 3 Bedroom 1.5 Bath Home sits on a corner Lot!! The Home Features Hardwood Flooring, Large Rooms, Updated Electrical Wiring and a Large Kitchen!! This is the Perfect Investment Property!! Its Minutes from Downtown Jackson and North Jackson!! This 3 Bedroom 1.5 Bath Home sits on a corner Lot!! The Home Features Hardwood Flooring, Large Rooms, Updated Electrical Wiring and a Large Kitchen!! This is the Perfect Investment Property!! Its Minutes from Downtown Jackson and North Jackson!!

23. 2026-01-05
    status Pending 491-char remark

    Show marketing remark (491 chars)

    This 3 Bedroom 1.5 Bath Home sits on a corner Lot!! The Home Features Hardwood Flooring, Large Rooms, Updated Electrical Wiring and a Large Kitchen!! This is the Perfect Investment Property!! Its Minutes from Downtown Jackson and North Jackson!! This 3 Bedroom 1.5 Bath Home sits on a corner Lot!! The Home Features Hardwood Flooring, Large Rooms, Updated Electrical Wiring and a Large Kitchen!! This is the Perfect Investment Property!! Its Minutes from Downtown Jackson and North Jackson!!

24. 2025-10-31
    listed $47,000 Active
25. 2025-10-24
    listed $47,000 Active 491-char remark

    Show marketing remark (491 chars)

    This 3 Bedroom 1.5 Bath Home sits on a corner Lot!! The Home Features Hardwood Flooring, Large Rooms, Updated Electrical Wiring and a Large Kitchen!! This is the Perfect Investment Property!! Its Minutes from Downtown Jackson and North Jackson!! This 3 Bedroom 1.5 Bath Home sits on a corner Lot!! The Home Features Hardwood Flooring, Large Rooms, Updated Electrical Wiring and a Large Kitchen!! This is the Perfect Investment Property!! Its Minutes from Downtown Jackson and North Jackson!!

26. 2019-08-23
    soldstatus $3,500
27. 2019-07-30
    listed $3,500

ⓘ 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: $298 · $25/mo
• Projected year-2 tax: $334 · $28/mo
• Expected delta: +$36/yr (+$3/mo · 12.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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 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: $20,215
• − Mortgage interest: −$2,633
• − Property taxes: −$298
• − Insurance: −$1,032
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$1,367
• Taxable income: $11,650
• Est. tax owed @ 24.0%: −$2,796
• After-tax cash flow: $8,886/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

+1242.9% since first listed

9 events — show timeline

• 2026-05-18 Pending — CWTAR
• 2026-05-02 Relisted — CWTAR
• 2026-04-25 Delisted — CWTAR
• 2026-04-22 Relisted — CWTAR
• 2026-01-05 Pending — CWTAR
• 2025-10-31 Listed $47,000 REALTRACS as Distributed by MLS Grid
• 2025-10-24 Listed $47,000 CWTAR
• 2019-08-23 Sold (MLS) $3,500 CWTAR
• 2019-07-30 Listed $3,500 CWTAR

Property tax history

-0.3%/yr

Latest (2025): $298 · +0.0% YoY. Source: county tax records.