At current Zillow measures, Jackson’s typical home value is $229,672 and typical observed monthly market rent is $1,451. Annualizing that rent against value gives a 7.6% gross yield before vacancy, repairs, taxes, insurance, management, utilities, capital spending and financing. Relative to ACS median household income, the Zillow value is 4.33x and annual Zillow rent is 32.8%. These are affordability screens, not a cash-flow projection or borrower-specific qualification.
Jackson has 30,324 housing units; 48.8% of occupied units are renter-occupied, and citywide vacancy is 9.2%. The ACS median occupied-home value is $217,800 and median gross rent is $1,145, with gross rent including contract rent and selected utilities. Those surveyed occupied-housing measures have a different definition and period from Zillow’s typical home value and observed market rent, so they should not be averaged or treated as directly comparable. Stock and tenure describe the city, not any specific asset.
Direct city depth shows 56.0% of measured renter households are rent-burdened. Single-family homes represent 66.5% of housing units, versus 5.6% in large multifamily structures. Among vacant units, ACS records 780 for rent and 281 for sale; these reasons are survey context, not available investment inventory or proof of fast lease-up. Population increased 2.3% between overlapping ACS five-year vintages, a nonannualized comparison that may reflect boundary changes. Median household income is $53,032, while poverty is 22.2% and unemployment is 8.1%; these describe demand constraints but do not establish causes or property-level tenant performance.
For Madison County, county data show a median 68 days on market and a 15.5% price-reduced share, indicating potential negotiation and holding-time exposure without measuring Jackson-only transactions. In the broader Jackson, TN metro, jobs declined 0.2%, while housing had 3.5 months of supply and a 97.1% sale-to-list ratio; these metro measures inform liquidity and demand but do not measure city-only conditions. The national Freddie Mac mortgage rate is 6.58%, a financing benchmark rather than a Jackson borrower quote.
The main underwriting limitation is that citywide aggregates cannot resolve a property’s achievable rent, downtime, tenant payment performance, operating costs or physical condition. Next, verify same-type property rent comps, lease terms, current occupancy, utility responsibility and recent concessions. Inspect roof, systems and deferred maintenance; price insurance for the actual parcel and hazard profile; confirm the parcel tax bill rather than applying a county context figure; and test management, capital reserves, financing and exit costs. Review title, zoning, permits and tenant records before relying on the gross-yield screen.