229 Sollitt St · Jackson, MS 39209

$15,000

2 bd · 1.0 ba · 742 sqft · SingleFamily public records · 7 Days on market

Built 1944 0.34 ac lot Est $19k · 19% under

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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
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 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

This is part of a larger portfolio. Looking for your next rental or flip opportunity in Jackson? This fixer-upper at 229 Sollitt St offers strong upside for savvy investors ready to add value. 💰 Projected Rent: ~$840/month 📈 Estimated property value in the area: around $40K-$55K range 🏡 Affordable entry point with solid rental demand nearby 🏠 Property Highlights Single-family home in an established neighborhood Value-add opportunity - needs rehab Ideal for buy & hold investors or BRRRR strategy Strong rent-to-price ratio potential Located in West Jackson with access to local amenities 💡 Investment Potential Estimated rent aligns with nearby rental projections (~$840/mo) O

Key facts

• 0.34 acre lot
• Built 1944
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($923 rent vs $15k).
• Cap rate 53.9% 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: 165 active listings in the ZIP; 4 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 30% of the median local income ($36k/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 ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y ago 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

• Watch-outs: property tax is 3.9% of price; flood insurance adds $427/mo; built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• 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 6→18/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 1944 — 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: 6.15% ✓
• Cap rate: 53.94%
• Cash-on-cash: 170.17%
• DSCR: 8.57
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $18,550
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Sollitt St	0.00mi	2/1.0	753 (+2%)	1mo	$15,000	$20	97
4204 Halsey Ave	0.21mi	2/1.0	700 (-6%)	16mo	$24,000	$34	68
4308 Patch Ave	0.56mi	2/1.0	772 (+4%)	20mo	$19,500	$25	50

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: 62.8%
• Equity multiple: 5.58×
• Total profit: $19,231
• Equity at exit: $13,513

10-year hold

• IRR: 56.7%
• Equity multiple: 12.61×
• Total profit: $48,751
• 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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $923 medium
• Mortgage (P&I): −$79
• Tax from tax record: −$48 /mo · $581/yr
• Insurance: −$6
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $169

Break-even live

Break-even rent $709

Max offer price $15,000

Occupancy floor 77%

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3875 South Dr Jackson, MS	1.0	1.5	700	$900	$1.29	14d	1	0.13mi
205 Lindsey Dr Jackson, MS	2.0	1.0	676	$850	$1.26	44d	1	0.20mi
2840 Robinson St Jackson, MS	1.0	1.0	750	$1,040	$1.39	44d	1	1.00mi
2840 Robinson St Jackson, MS	1.0	1.0	702	$995	$1.42	23d	1	1.00mi

Listing history 13 events

1. 2026-04-02
   status Pending
2. 2026-03-26
   listed $15,000 Active
3. 2021-10-02
   historical
4. 2018-05-10
   soldstatus
5. 2013-11-07
   listed $18,500
6. 2013-08-02
   historical
7. 2013-03-27
   listed $15,000
8. 2010-10-15
   soldstatus
9. 2009-02-03
   soldstatus
10. 2004-05-20
    soldstatus
11. 1998-01-07
    soldstatus
12. 1997-04-29
    soldstatus
13. 1990-06-29
    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: $581 · $48/mo
• Projected year-2 tax: $581 · $48/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 · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥109°F today · 18 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: $11,073
• − Mortgage interest: −$840
• − Property taxes: −$581
• − Insurance: −$5,194
• − Repairs & maintenance: −$886
• − Management: −$886
• − Depreciation: −$436
• Taxable income: $2,250
• Est. tax owed @ 24.0%: −$540
• After-tax cash flow: $1,489/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 (90%)
• Race & ethnicity: Black 90% White 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

13 events — show timeline

• 2026-04-02 Pending — MLSU
• 2026-03-26 Listed $15,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2018-05-10 Sold (Public Records) — Public Records
• 2013-11-07 Listed $18,500 MLSU
• 2013-08-02 Listing Removed — MLSU
• 2013-03-27 Listed $15,000 MLSU
• 2010-10-15 Sold (Public Records) — Public Records
• 2009-02-03 Sold (Public Records) — Public Records
• 2004-05-20 Sold (Public Records) — Public Records
• 1998-01-07 Sold (Public Records) — Public Records
• 1997-04-29 Sold (Public Records) — Public Records
• 1990-06-29 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $581 · +0.3% YoY. Source: county tax records.