Renovated Duplex with Washer/Dryer
For Sale
$224,900
81 Carolane Drive, Jackson, TN 38305
DUPLEX - Jackson, TN
Property Size2,204 SF
Price / SF$102.04
Days on Market169
Property Features for 81 Carolane Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking
4
Appliances
Electric Range, Refrigerator
Elementary school district
Jackson Madison Consolidated District
Directions
From 1944 US-45 Bypass in Jackson, head north on US-45 Bypass (Keith Short Bypass) for about 0.8 miles. Turn right onto Hollywood Drive and continue for approximately 1.3 miles. Then turn left onto Carolane Drive and continue straight until you reach 81 Carolane Drive, which will be located along that street.
Standard status
Active
APN
066J A 009.13
Size
2,204 SF
Taxes and HOA fees
Tax Annual Amount
662
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1974
Floors in Building
1
Number of units
3
Listing Agency:
Town and Country
(731) 668-7000
Listed By:
Kristen Londe · License #329613
(731) 431-2799
Added: Mar 6
Changed: Jul 18
Last Checked: Aug 22 at 12:06PM
MLS# 2600949
Copyright © 2026 Central West Tennessee Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This well-maintained duplex offers two separate sides, each with 2 bedrooms and 1 full bathroom. Each unit includes a kitchen with a range and refrigerator, and has washing machine and dryer connections. The property has been completely renovated within the past five years, including a new roof, new HVAC units, and new windows.
Set in a quiet cul-de-sac at 81 Carolane Drive in Jackson, TN 38305, the home provides easy access to the US-45 Bypass and Hollywood Dr, with local shopping nearby.
With a low-maintenance, updated exterior and mechanical systems supported by the renovation timeline, the duplex is configured as a straightforward income property with matching unit layouts.
Set in a quiet cul-de-sac at 81 Carolane Drive in Jackson, TN 38305, the home provides easy access to the US-45 Bypass and Hollywood Dr, with local shopping nearby.
With a low-maintenance, updated exterior and mechanical systems supported by the renovation timeline, the duplex is configured as a straightforward income property with matching unit layouts.
Key Highlights
- Duplex on Carolane Drive built in 1974, with 2 bedrooms and 1 full bathroom per unit
- Renovated within the past 5 years with updates including a new roof, new HVAC units, and new windows
- Central heating and central air
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$12,159
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.41%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$243,180
$243.2K
Cap Rate 7%
$173,700
$173.7K
Cap Rate 9%
$135,100
$135.1K
Market Conditions
NOI Build-Up for 2,204 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$18.8K $8.52/SF
− Vacancy
−$1.4K −$0.64/SF
EGI
$17.4K $7.88/SF
− OpEx
−$5.2K −$2.36/SF
NOI
$12.2K $5.52/SF
Area
Madison County, TN
Vacancy
7.50%
Lease Rate
$8.52 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$243,180
Cap Rate 7%
$173,700
Cap Rate 9%
$135,100
Alternative Uses
Best Use
Multifamily LT 5
$173.7K
$152.0K – $202.7K
NOI $12,159 @ 7.0% cap · market cap 5.41%
Second Best
Apartment 5plus
$162.7K
$142.4K – $189.8K
NOI $11,388 @ 7.0% cap · market cap 5.06%
Theoretical Best
Office A
$453.8K
$397.1K – $529.5K
NOI $31,769 @ 7.0% cap · market cap 14.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
398
Businesses Nearby
Explore this area
Business Placement
Demographics for 38305, TN
52,686
Population
22,950
Households
2.3
Avg Household Size
40
Median Age
32%
College-Educated
94%
High-School Grad
128.0 sq mi
ZIP Area
412
Density / Sq Mi
$66,292
Median Household Income
$37,416
Median Earnings
$1,201
Median Rent
$221,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-sided duplex with 2 bedrooms and 1 full bath per unit, renovated within the last five years.
Where is this duplex located?
The property is located at 81 Carolane Drive Jackson, TN.
What is the asking price?
The asking price for this property is $224,900.
What are key features of this property?
This property features: Duplex on Carolane Drive built in 1974, with 2 bedrooms and 1 full bathroom per unit; Renovated within the past 5 years with updates including a new roof, new HVAC units, and new windows; Central heating and central air
