Remodeled Duplex with Guest
For Sale
$250,000
56 Lower Brownsville Road, Jackson, TN 38301
Residential, Jackson, TN
Property Size2,103 SF
Price / SF$118.88
Days on Market10
Property Features for 56 Lower Brownsville Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bedroom 1, Great Room, Bedroom 3, Bathroom 3, Bedroom 4, Laundry Room, Bathroom 2, Bedroom 2, Bedroom 5
Parking
5
Patio and Porch features
Porch
Interior features
Eat-in Kitchen, In-Law Floorplan
Appliances
Dishwasher, Electric Range
Elementary school district
Jackson Madison Consolidated District
Standard status
Active
APN
076M A 022.00
Size
2,103 SF
Taxes and HOA fees
Tax Annual Amount
447
Utilities
Heating system
Natural Gas
Cooling system
Central Air
Building Details
Year built
1931
Floors in Building
1
Flooring type
Vinyl
Building materials
Brick
Additional Structures
Guest House
Listing Agency:
Coldwell Banker Southern Realty · Coldwell Banker Real Estate
(731) 668-1777
Listed By:
Blake Ward · License #256976
(731) 444-4639
Added: Sep 1
Changed: Sep 3
Last Checked: Sep 10 at 6:06AM
MLS# 2604168
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 duplex property includes a 3-bedroom, 2-bathroom primary home and a separate 2-bedroom guest house. The residences have been remodeled with updated kitchens and bathrooms, vinyl plank flooring, and central HVAC systems. The property also includes an eat-in kitchen, in-law floorplan, porch, dishwasher, and electric range. Total property size is 2,103 square feet.
Built in 1931, the buildings feature brick construction, natural gas heating, and central air conditioning. The property is located at 56 Lower Brownsville Road in Jackson, Tennessee, within Madison County and ZIP Code 38301.
Built in 1931, the buildings feature brick construction, natural gas heating, and central air conditioning. The property is located at 56 Lower Brownsville Road in Jackson, Tennessee, within Madison County and ZIP Code 38301.
Key Highlights
- 3‑bedroom, 2‑bathroom primary residence
- Separate 2‑bedroom guest house
- Both residences remodeled with updated kitchens and bathrooms
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
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Open 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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential structures provide a three-bedroom primary home and a separate two-bedroom guest residence.
Where is this duplex located?
The property is located at 56 Lower Brownsville Road 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‑bedroom, 2‑bathroom primary residence; Separate 2‑bedroom guest house; Both residences remodeled with updated kitchens and bathrooms
