2716 Newport St · Jackson, MS 39213

$15,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 8 Days on market

Built 1960 7,405 sqft lot

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Come and invest in this 3br/1.5ba burnt property with great potential. Home has a gas packaged unit, fenced front and back yard, concrete driveway, home foundation seems solid. Call a Realtor now to view!

Key facts

• Concrete driveway
• 7,405 sq ft lot
• Built 1960

Tags

• FENCED FRONT AND BACK YARD
• CONCRETE DRIVEWAY
• HOME FOUNDATION SEEMS SOLID

Property features AI

Finance

• Other: Building area: 1,117 (source: public records); Lot size approximately 0.17 acres (7,405.2 sq ft)

Exterior

• Parking: Concrete driveway
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available; Water available
• Home design: Single family residence (house); One story; Fixer condition
• Construction: Asbestos and brick construction; Asphalt shingle roof; Conventional foundation; Built (year source: public records)
• Exterior features: Partial chain link fencing; City lot

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating (natural gas); Ceiling fan(s); Central air conditioning; Electric cooling; Wall/window unit(s); Gas cooling
• Interior features: Ceiling fan(s); Aluminum frame windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Cap rate 62.0% vs local median 9.9% in Jackson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Johnson Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 290 students, 100% FRL); Powell Middle School (math 3% / reading 6%, grade F, #177 of 179 statewide, top 99%, 320 students, 100% FRL); Lanier High School (math 3% / reading 2%, grade F, #197 of 197 statewide, top 100%, 603 students, 100% FRL).
• Market conditions: 81 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($104 loan paydown + $2k appreciation (10.0% local appreciation)).
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $15,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 6.98% ✓
• Cap rate: 62.04%
• Cash-on-cash: 199.09%
• DSCR: 9.86
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $52,416
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4326 Sunset Dr	0.37mi	3/1.5	1,100 (+1%)	3mo	$19,500	$18	77
2858 Newport St	0.20mi	3/2.0	1,000 (-8%)	3mo	$45,000	$45	70
2424 Utah St	0.25mi	3/1.0	1,000 (-8%)	9mo	$80,000	$80	67
2438 Kingston Ave	0.52mi	3/2.0	1,042 (-5%)	2mo	$51,000	$49	63
2516 Montebello Drive Dr	0.25mi	3/1.0	1,000 (-8%)	14mo	$100,000	$100	62
3625 Liberty St	0.64mi	3/1.0	1,056 (-3%)	5mo	$55,000	$52	60
3845 Gammill St	0.39mi	3/1.0	994 (-9%)	12mo	$35,000	$35	57
4326 Kingsroad	0.30mi	3/1.5	1,215 (+11%)	10mo	$55,000	$45	56
3833 Warner Ave	0.54mi	2/2.0 (-1)	1,064 (-3%)	14mo	$34,999	$33	50
3828 California Ave	0.63mi	3/1.0	941 (-14%)	11mo	$45,000	$48	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 88.0%
• Equity multiple: 7.11×
• Total profit: $25,677
• Equity at exit: $13,513

10-year hold

• IRR: 82.8%
• Equity multiple: 15.92×
• Total profit: $62,663
• Equity at exit: $29,142

Cash invested: $4,200 (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 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,047 high
• Mortgage (P&I): −$79
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$6
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $270

Break-even live

Break-even rent $704

Max offer price $15,000

Occupancy floor 69%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2475 Greenfield Ave Jackson, MS	2.0	1.5	1000	$800	$0.80	43d	1	0.31mi
3625 Liberty St Jackson, MS	3.0	1.0	1056	$1,190	$1.13	13d	1	0.63mi
3434 Midlawn Ave Jackson, MS	4.0	2.0	1188	$1,200	$1.01	21d	1	0.93mi
3444 Martin Luther King Jr Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	43d	1	1.02mi
3380 Shady Oaks St Unit D Jackson, MS	2.0	1.0	721	$832	$1.15	43d	1	1.17mi
3380 Shady Oaks St Jackson, MS	2.0	1.0	721	$871	$1.21	13d	1	1.17mi
3380 Shady Oaks St Unit B Jackson, MS	2.0	1.0	721	$871	$1.21	23d	1	1.17mi
2829 Comfort St Jackson, MS	3.0	2.0	1260	$1,250	$0.99	13d	1	1.27mi
2829 Comfort St Jackson, MS	3.0	1.5	1260	$1,250	$0.99	23d	1	1.27mi
1175 Eminence Row Jackson, MS	2.0	1.0	700	$650	$0.93	43d	1	1.31mi

Listing history 7 events

1. 2026-06-18
   days on market $15,000 Active 8 DOM
2. 2026-06-17
   days on market $15,000 Active 7 DOM
3. 2026-06-16
   days on market $15,000 Active 6 DOM
4. 2026-06-15
   days on market $15,000 Active 5 DOM
5. 2026-06-14
   days on market $15,000 Active 3 DOM
6. 2026-06-13
   remarks 204-char remark
7. 2026-06-13
   listed $15,000 Active 2 DOM

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $541 · $45/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 6/10 Major FEMA zone AE · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $12,559
• − Mortgage interest: −$840
• − Property taxes: −$541
• − Insurance: −$5,194
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$436
• Taxable income: $3,539
• Est. tax owed @ 24.0%: −$849
• After-tax cash flow: $2,394/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): 18,691
• Household income: $29,541
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1138.0

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: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-06-10 Listed $15,000 MLSU
• 1961-02-01 Sold (Public Records) — Public Records