3704 Hollywood Ave · Jackson, MS 39213

$20,000

3 bd · 1.0 ba · 946 sqft · SingleFamily public records · 113 Days on market

Built 1972 7,840 sqft lot $21/sqft · 60% below area ↓ 9% since listing

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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 MLS

Great Investment opportunity

Key facts

• 7,840 sq ft lot
• Built 1972
• Listed 113 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (9.0% below list) — sets the bar for market timing.
• Cap rate 49.1% 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: schools F, amenities F, employment 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.
• Market conditions: 81 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 44% 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 ($138 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $18,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 5.45% ✓
• Cap rate: 49.08%
• Cash-on-cash: 152.81%
• DSCR: 7.80
• GRM: 1.5

CMA / ARV

• ARV (median comp): $50,450
• List price: $20,000
• Delta: -60.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2438 Kingston Ave	0.19mi	3/2.0	1,042 (+10%)	2mo	$51,000	$49	69
3828 California Ave	0.49mi	3/1.0	941 (-0%)	11mo	$45,000	$48	67
3625 Liberty St	0.24mi	3/1.0	1,056 (+12%)	5mo	$55,000	$52	65
2226 Oak Park Dr	0.39mi	3/1.5	1,008 (+7%)	8mo	$7,500	$7	62
3845 Gammill St	0.41mi	3/1.0	994 (+5%)	12mo	$35,000	$35	62
2810 Newport St	0.65mi	3/1.0	909 (-4%)	10mo	$72,500	$80	55
2857 Newport St	0.67mi	3/1.0	864 (-9%)	3mo	$40,000	$46	52
2858 Newport St	0.69mi	3/2.0	1,000 (+6%)	3mo	$45,000	$45	52
1311 Fernwood Dr	0.67mi	3/1.0	864 (-9%)	12mo	$74,900	$87	44
3632 Wabash St	0.48mi	3/1.0	816 (-14%)	14mo	$55,000	$67	44
3833 Warner Ave	0.42mi	2/2.0 (-1)	1,064 (+12%)	14mo	$34,999	$33	39
2728 Idaho St	0.70mi	3/1.0	816 (-14%)	15mo	$38,000	$47	32

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: —
• Equity multiple: 11.06×
• Total profit: $56,332
• Equity at exit: $18,018

10-year hold

• IRR: —
• Equity multiple: 24.25×
• Total profit: $130,217
• Equity at exit: $38,856

Cash invested: $5,600 (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 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,090 high
• Mortgage (P&I): −$105
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $713

Break-even live

Break-even rent $187

Max offer price $20,000

Occupancy floor 30%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3625 Liberty St Jackson, MS	3.0	1.0	1056	$1,190	$1.13	13d	1	0.22mi
2475 Greenfield Ave Jackson, MS	2.0	1.5	1000	$800	$0.80	43d	1	0.47mi
3380 Shady Oaks St Unit D Jackson, MS	2.0	1.0	721	$832	$1.15	43d	1	0.69mi
3380 Shady Oaks St Jackson, MS	2.0	1.0	721	$871	$1.21	13d	1	0.69mi
3380 Shady Oaks St Unit B Jackson, MS	2.0	1.0	721	$871	$1.21	23d	1	0.69mi
1175 Eminence Row Jackson, MS	2.0	1.0	700	$650	$0.93	43d	1	1.30mi
2157 Ludlow Ave Unit Na Jackson, MS	3.0	2.0	1123	$1,450	$1.29	13d	1	1.37mi
2157 Ludlow Ave Jackson, MS	3.0	2.0	1123	$1,300	$1.16	43d	1	1.37mi

Listing history 23 events

1. 2026-06-18
   days on market $20,000 Active 113 DOM
2. 2026-06-17
   days on market $20,000 Active 112 DOM
3. 2026-06-16
   days on market $20,000 Active 111 DOM
4. 2026-06-15
   days on market $20,000 Active 110 DOM
5. 2026-06-14
   days on market $20,000 Active 108 DOM
6. 2026-06-13
   days on market $20,000 Active 107 DOM
7. 2026-06-10
   days on market $20,000 Active 105 DOM
8. 2026-06-09
   days on market $20,000 Active 104 DOM
9. 2026-06-08
   days on market $20,000 Active 103 DOM
10. 2026-06-07
    days on market $20,000 Active 102 DOM
11. 2026-06-05
    days on market $20,000 Active 99 DOM
12. 2026-06-03
    days on market $20,000 Active 98 DOM
13. 2026-06-02
    days on market $20,000 Active 97 DOM
14. 2026-06-01
    days on market $20,000 Active 96 DOM
15. 2026-05-31
    days on market $20,000 Active 95 DOM
16. 2026-05-30
    days on market $20,000 Active 94 DOM
17. 2026-02-25
    listed $20,000 Active 28-char remark

    Show marketing remark (28 chars)

    Great Investment opportunity

18. 2025-09-19
    historical
19. 2025-03-19
    listed $22,000 Active
20. 2007-08-28
    soldstatus
21. 2006-07-14
    soldstatus
22. 2005-03-31
    soldstatus
23. 1983-10-26
    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: $415 · $35/mo
• Projected year-2 tax: $415 · $35/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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,077
• − Mortgage interest: −$1,120
• − Property taxes: −$415
• − Insurance: −$100
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$582
• Taxable income: $8,767
• Est. tax owed @ 24.0%: −$2,104
• After-tax cash flow: $6,453/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

-9.1% since first listed

7 events — show timeline

• 2026-02-25 Listed $20,000 MLSU
• 2025-09-19 Listing Removed — MLSU
• 2025-03-19 Listed $22,000 MLSU
• 2007-08-28 Sold (Public Records) — Public Records
• 2006-07-14 Sold (Public Records) — Public Records
• 2005-03-31 Sold (Public Records) — Public Records
• 1983-10-26 Sold (Public Records) — Public Records

Property tax history

-21.1%/yr

Latest (2025): $415 · -38.1% YoY. Source: county tax records.