30 Carruthers Dr · Jackson, TN 38301

$74,900

3 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 20 Days on market

Built 1950 0.30 ac lot Est $112k · 33% 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

3BR, 1BA, Brick home with fenced and shady backyard. Great potential. Majority of the house is move-in ready. Back room addition has some previous water damage but metal roof has been installed on it. Still needs interior work.

Key facts

• Metal roof
• Back room addition
• Fenced backyard

Tags

• FENCED BACKYARD
• BACK ROOM ADDITION
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $868 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.2% 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; 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 $1,683/mo this rent would consume 47% 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $75k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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.
6. 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.
7. 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: 2.25% ✓
• Cap rate: 20.21%
• Cash-on-cash: 49.69%
• DSCR: 3.21
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $112,068
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Carruthers Dr	0.00mi	3/1.0	1,132 (0%)	0mo	$68,000	$60	100
43 Carnell St	0.11mi	3/1.5	1,217 (+8%)	2mo	$74,000	$61	79
258 Oak St	0.69mi	3/1.0	1,120 (-1%)	1mo	$55,000	$49	65
344 Phillips St	0.22mi	3/1.0	963 (-15%)	1mo	$129,900	$135	64
241 S Lindsey St	0.52mi	3/2.0	1,260 (+11%)	0mo	$125,000	$99	53
78 Cartmell St	0.58mi	3/2.0	1,092 (-4%)	16mo	$37,500	$34	50
163 Cartmell St	0.40mi	3/2.0	1,277 (+13%)	9mo	$215,000	$168	49
202 S Lindsey St	0.58mi	3/2.0	1,243 (+10%)	6mo	$120,000	$97	48
300 Lincoln St	0.71mi	3/1.0	1,015 (-10%)	7mo	$124,000	$122	44
122 Walsh St	0.66mi	3/2.0	1,224 (+8%)	10mo	$177,000	$145	43
449 N Hays Ave	0.67mi	3/1.0	1,058 (-6%)	18mo	$40,000	$38	42
33 Holland	0.70mi	3/1.0	1,000 (-12%)	7mo	$115,000	$115	42

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: 49.7%
• Equity multiple: 3.24×
• Total profit: $46,952
• Equity at exit: $11,168

10-year hold

• IRR: 56.1%
• Equity multiple: 7.12×
• Total profit: $128,328
• Equity at exit: $6,476

Cash invested: $20,972 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $868

Break-even live

Break-even rent $584

Max offer price $74,900

Occupancy floor 43%

Sensitivity live

Price	-10% $911	-5% $890	+0% $868	+5% $847	+10% $826
Rent	-10% $735	-5% $802	+0% $868	+5% $935	+10% $1,001
Rate	-1.0pp $906	-0.5pp $887	base $868	+0.5pp $849	+1.0pp $829

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: $18,725
• Closing costs: $2,247
• 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	1.38mi

Listing history 5 events

1. 2026-04-25
   status Pending
2. 2026-04-21
   price $74,900
3. 2026-04-18
   price $89,900
4. 2026-04-03
   listed $90,000 Active
5. 2005-01-27
   soldstatus $49,680

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $532 · $44/mo
• Expected delta: +$88/yr (+$7/mo · 19.8%)

ⓘ 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 14% 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: $20,193
• − Mortgage interest: −$4,196
• − Property taxes: −$444
• − Insurance: −$374
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$2,179
• Taxable income: $9,770
• Est. tax owed @ 24.0%: −$2,345
• After-tax cash flow: $8,076/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

+50.8% since first listed

5 events — show timeline

• 2026-04-25 Pending — CWTAR
• 2026-04-21 Price Changed $74,900 CWTAR
• 2026-04-18 Price Changed $89,900 CWTAR
• 2026-04-03 Listed $90,000 CWTAR
• 2005-01-27 Sold (Public Records) $49,680 Public Records

Property tax history

+2.3%/yr

Latest (2025): $444 · +0.0% YoY. Source: county tax records.