1218 Plantation Blvd · Jackson, MS 39211

$145,000

3 bd · 2.0 ba · 1,477 sqft · SingleFamily public records · 4 Days on market

Built 1965 0.27 ac lot Est $120k · 21% over

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Why this score? — see what drove the D+ 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 +22.4/30.0
• DSCR +7.2/10.0
• 1% rule +6.1/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

A perfect mid century modern in it's original condition! Great sized rooms and large back yard, just waiting for you.

Key facts

• 0.27 acre lot
• 2 parking spots
• Built 1965

Property features AI

Finance

• Other: Living area reported by owner (1,650); Lot size approximately 0.27 acres

Exterior

• Parking: 2 covered carport spaces; Concrete parking surface
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single family residence (house); One level
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built by owner (year built source: owner)
• Exterior features: Patio; Private yard; Back yard fencing (chain link); Rectangular lot

Interior

• Kitchen: Free-standing gas oven; Free-standing refrigerator
• Flooring: Carpet; Ceramic tile; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and natural gas); Central air conditioning (electric)
• Interior features: Move-in ready; Private yard; Patio
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).

Location & tenants

• Location reads 68/100 on livability (#66 in MS) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment F, health & safety F.
• Jackson Public School District (urban): math 9% / reading 18% proficiency, ranked #112 of 130 in MS (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 221 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $41k cash investment doubles in ~9 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1965 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.11% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.10%
• DSCR: 1.32
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $119,637
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1218 Plantation Blvd	0.00mi	3/2.0	1,650 (+12%)	1mo	$145,000	$88	80
1260 Greenbriar St	0.19mi	3/2.0	1,460 (-1%)	12mo	$150,000	$103	80
1237 Springdale Dr	0.33mi	3/2.0	1,408 (-5%)	2mo	$103,500	$74	75
5727 Orchardview Dr	0.49mi	3/2.0	1,550 (+5%)	5mo	$59,000	$38	65
5709 Orchardview Dr	0.52mi	3/2.0	1,454 (-2%)	10mo	$150,000	$103	64
414 Colonial Cir	0.46mi	3/2.0	1,560 (+6%)	6mo	$70,000	$45	64
1250 Summer Ln	0.28mi	4/2.0 (+1)	1,615 (+9%)	4mo	$101,000	$63	63
811 Fairfax Cir	0.54mi	3/2.0	1,421 (-4%)	8mo	$115,000	$81	62
5506 Concord Dr	0.70mi	3/2.0	1,540 (+4%)	1mo	$30,000	$19	59
316 Colonial Cir	0.60mi	3/1.0	1,407 (-5%)	4mo	$165,000	$117	56
1510 Springridge Dr	0.54mi	3/2.0	1,347 (-9%)	5mo	$106,000	$79	56
404 Colonial Cir	0.56mi	3/2.0	1,689 (+14%)	1mo	$185,000	$110	50

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 · 7.9% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $178
• Equity at exit: $21,620

10-year hold

• IRR: 14.3%
• Equity multiple: 2.42×
• Total profit: $57,853
• Equity at exit: $12,537

Cash invested: $40,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$760
• Tax from tax record: −$210 /mo · $2,524/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $240

Break-even live

Break-even rent $1,305

Max offer price $145,000

Occupancy floor 80%

Sensitivity live

Price	-10% $322	-5% $281	+0% $240	+5% $199	+10% $158
Rent	-10% $113	-5% $177	+0% $240	+5% $304	+10% $367
Rate	-1.0pp $313	-0.5pp $277	base $240	+0.5pp $203	+1.0pp $164

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3001 Jamestown Way Jackson, MS	2.0	1.5	1200	$1,100	$0.92	24d	1	0.43mi
1702 Jamestown Way Unit 1702 Jackson, MS	3.0	2.0	1465	$1,495	$1.02	44d	1	0.45mi
1523 E County Line Rd Jackson, MS	2.0	2.0	989	$1,235	$1.25	44d	1	0.76mi
5538 Pine Lane Dr Jackson, MS	3.0	2.0	1627	$1,465	$0.90	44d	1	0.95mi
5544 Wayneland Dr Jackson, MS	3.0	2.0	1800	$1,831	$1.02	44d	1	0.97mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$2,255	$2.10	15d	15	1.00mi
492 E Beasley Rd Jackson, MS	1.0–3.0	1.0–2.0	1133	$1,440	$1.27	15d	8	1.00mi
601 Northpointe Pkwy Jackson, MS	1.0–2.0	1.0–2.0	910	$1,054	$1.16	15d	2	1.03mi
1620 E County Line Rd Ridgeland, MS	1.0–3.0	1.0–2.5	1126	$1,595	$1.42	15d	7	1.13mi
119 S Canton Club Cir Jackson, MS	3.0	2.0	1444	$1,595	$1.10	24d	1	1.17mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	44d	1	1.37mi
340 Arbor Dr Ridgeland, MS	1.0–2.0	1.0–2.0	850	$1,374	$1.62	15d	26	1.41mi

Listing history 4 events

1. 2026-05-01
   status Pending
2. 2026-04-26
   listed $145,000 Active
3. 2007-12-06
   soldstatus
4. 1966-09-27
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MS · Resets to sale price

• Current annual tax: $2,524 · $210/mo
• Projected year-2 tax: $2,524 · $210/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,313
• − Mortgage interest: −$8,122
• − Property taxes: −$2,524
• − Insurance: −$725
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$4,218
• Taxable income: $634
• Est. tax owed @ 24.0%: −$152
• After-tax cash flow: $2,732/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: Jackson Public School District
• NCES district ID: 2802190
• Math proficiency: 9% ▼ -14.00%
• Reading proficiency: 18% ▼ -7.00%
• Median HH income: $33,234
• Composite: 10.89/100
• National rank: #9755
• State rank: #112 of 130 in MS

Livability — Jackson

• Score: 68/100
• State rank: #66
• US rank: #9695

Category grades

Amenities F Commute A+ Cost of living A+ Crime C Employment F Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, MS
• County: Hinds County · 167,040 people
• City population: 140,204
• Metro: Jackson, MS
• Population (ZIP): 23,838
• Household income: $69,426
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 736.0

Population outlook (Hinds County) Hauer SSP2

• Today (2025): 242,528 people
• By 2030: 241,113 · -0.6%
• By 2040: 235,557 · -2.9%
• By 2050: 226,946 · -6.4%
• By 2075: 199,995 · -17.5%
• By 2100: 164,165 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (59%)
• Race & ethnicity: Black 59% White 36% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Hinds

• 2024 margin: Solid D (+46.1) · D 72.4% · R 26.3% · Other 1.4%
• 2008→2024 swing: +7.1pp toward D · 2008: 39.0pp · 2024: 46.1pp
• All cycles: 2024: D+46.1 2020: D+48.3 2016: D+43.7 2012: D+45.1 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.99%
• Current HPI: 145.5192
• Rent YoY: ▲ 7.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-05-01 Pending — MLSU
• 2026-04-26 Listed $145,000 MLSU
• 2007-12-06 Sold (Public Records) — Public Records
• 1966-09-27 Sold (Public Records) — Public Records

Property tax history

+28.8%/yr

Latest (2025): $2,524 · +1.7% YoY. Source: county tax records.