32 Carruthers Dr · Jackson, TN 38301

$162,900

3 bd · 1.0 ba · 860 sqft · SingleFamily public records · 4 Days on market

Built 1952 7,800 sqft lot

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Why this score? — see what drove the C- 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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• 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

ADORABLE!! This Adorable 3 Bedroom 2 Bath Vinyl Siding Home has been Completely Renovated!! There is Slate Gray Laminate Flooring, New Light Fixtures, Gray Interior Paint, 2 Newly Renovated Bathrooms, New Kitchen Renovation including Cabinets, Sink, Counter tops, Refrigerator and So Much More!! The Exterior features a New Rear Deck, New Shutters, New Wood Fencing, Fresh Paint and Beautiful Landscaping!! Call Us for Your Private Tour !!

Key facts

• New rear deck
• New light fixtures
• Vinyl siding home

Tags

• VINYL SIDING HOME
• SLATE GRAY LAMINATE FLOORING
• NEW LIGHT FIXTURES
• NEW KITCHEN RENOVATION
• NEW REAR DECK
• NEW SHUTTERS

Property features AI

Exterior

• Parking: Open parking with 3 spaces
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One and one-half level; 1-story listed; Vinyl siding; Raised permanent foundation; Home warranty included
• Construction: Vinyl siding construction; Composition/shingle roof; Raised permanent foundation
• Exterior features: Deck; Front porch; Privacy wood fencing; Composition/shingle roof; Rolling slope lot; Asphalt road frontage on a public maintained city street; Lot dimensions approximately 60 x 130

Interior

• Kitchen: Refrigerator; Range hood
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Forced air heating; Other heating; Ductless cooling
• Interior features: Eat-in kitchen; Laminate counters; Blinds on windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/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 $160k (1.7% below list).
• Recommended offer: $160k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 8.6% 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).
• This rent runs 44% 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 $5k 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $160,200 (1.7% below list)

Questions for the listing agent

1. Built in 1952 — 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: 0.98% ✗
• Cap rate: 8.61%
• Cash-on-cash: 8.27%
• DSCR: 1.37
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $88,580
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Neff St	0.41mi	2/1.0 (-1)	875 (+2%)	2mo	$90,300	$103	71
100 Logan St	0.28mi	2/1.0 (-1)	880 (+2%)	11mo	$12,000	$14	69
344 Phillips St	0.24mi	3/1.0	963 (+12%)	1mo	$129,900	$135	68
543 Berry St	0.42mi	2/2.0 (-1)	864 (+0%)	20mo	$45,000	$52	54
66 Labelle St	0.50mi	3/1.0	960 (+12%)	11mo	$128,000	$133	48
47 Cartmell St	0.65mi	2/1.0 (-1)	846 (-2%)	21mo	$79,000	$93	44
91 Holland Ave	0.59mi	2/2.0 (-1)	892 (+4%)	23mo	$190,000	$213	39

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,846
• Equity at exit: $24,289

10-year hold

• IRR: 10.0%
• Equity multiple: 1.84×
• Total profit: $38,452
• Equity at exit: $14,085

Cash invested: $45,612 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,602 medium
• Mortgage (P&I): −$854
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $314

Break-even live

Break-even rent $1,204

Max offer price $162,900

Occupancy floor 75%

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: $40,725
• Closing costs: $4,887
• 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. 2026-06-19
   days on market $162,900 Active 4 DOM
2. 2026-06-18
   days on market $162,900 Active 3 DOM
3. 2026-06-17
   days on market $162,900 Active 2 DOM
4. 2026-06-16
   remarks 441-char remark
5. 2026-06-16
   listed $162,900 Active 1 DOM

ⓘ 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: $348 · $29/mo
• Projected year-2 tax: $1,157 · $96/mo
• Expected delta: +$809/yr (+$67/mo · 232.4%)

ⓘ 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: $19,224
• − Mortgage interest: −$9,125
• − Property taxes: −$348
• − Insurance: −$814
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$4,739
• Taxable income: $1,122
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $3,504/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

1 event — show timeline

• 2026-06-08 Listed $162,900 CWTAR

Property tax history

+1.7%/yr

Latest (2025): $348 · +0.0% YoY. Source: county tax records.