Remodeled Duplex with Guest
New
For Sale
$250,000
56 Lower Brownsville Rd, Jackson, TN 38301
Two residential structures offer updated interiors, central HVAC systems, and a three-year-old roof.
Property Size2,103 SF
Price / SF$118.88
Days on Market7
Property Features for 56 Lower Brownsville Rd
General Information
Standard status
Active
Size
2,103 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR
Multifamily Units
2
Building Details
Year Built
1931
Listing Agency:
Clear Choice Realty
Listed By:
Haltom Real Estate
(731) 984-2200
Source:
Haltomhometeam
Added: Sep 4
Changed: Sep 9
Last Checked: Sep 9 at 7:33AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Clear Choice Realty
Investment Insights
Based on property information with market context.
This duplex property includes a three-bedroom, two-bathroom primary home and a two-bedroom guest house. Both residences have been remodeled with vinyl plank flooring, updated kitchens and bathrooms, and new central HVAC systems. The roof is approximately three years old, while the original structure dates to 1931.
Located at 56 Lower Brownsville Rd in Jackson, Tennessee, the property combines two residential structures on one parcel. The layout provides separate living spaces with distinct bedroom and bathroom configurations.
Located at 56 Lower Brownsville Rd in Jackson, Tennessee, the property combines two residential structures on one parcel. The layout provides separate living spaces with distinct bedroom and bathroom configurations.
Key Highlights
- 3 BR / 2 BA primary home with a 2 BR guest house
- Both homes have been remodeled
- New central HVACs in both residences
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
$11,602
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
4.64%
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%
$232,040
$232.0K
Cap Rate 7%
$165,743
$165.7K
Cap Rate 9%
$128,911
$128.9K
Market Conditions
NOI Build-Up for 2,103 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
$17.9K $8.52/SF
− Vacancy
−$1.3K −$0.64/SF
EGI
$16.6K $7.88/SF
− OpEx
−$5.0K −$2.36/SF
NOI
$11.6K $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%
$232,040
Cap Rate 7%
$165,743
Cap Rate 9%
$128,911
Alternative Uses
Best Use
Multifamily LT 5
$165.7K
$145.0K – $193.4K
NOI $11,602 @ 7.0% cap · market cap 4.64%
Second Best
Apartment 5plus
$155.2K
$135.8K – $181.1K
NOI $10,866 @ 7.0% cap · market cap 4.35%
Theoretical Best
Office A
$433.0K
$378.9K – $505.2K
NOI $30,313 @ 7.0% cap · market cap 12.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
64
Businesses Nearby
Explore this area
Business Placement
Demographics for 38301, TN
34,170
Population
15,769
Households
2.2
Avg Household Size
37
Median Age
16%
College-Educated
85%
High-School Grad
150.9 sq mi
ZIP Area
226
Density / Sq Mi
$40,062
Median Household Income
$28,542
Median Earnings
$958
Median Rent
$119,400
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential structures offer updated interiors, central HVAC systems, and a three-year-old roof.
Where is this duplex located?
The property is located at 56 Lower Brownsville Rd Jackson, TN.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 3 BR / 2 BA primary home with a 2 BR guest house; Both homes have been remodeled; New central HVACs in both residences
