3315 Rosemary Ave · Jackson, MS 39212

$42,000

3 bd · 1.0 ba · 1,540 sqft · SingleFamily public records · 134 Days on market

Built 1954 0.30 ac lot $27/sqft · 6% above area Est $40k · 6% over ↓ 21% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.8/15.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Did someone say fixer-upper? This is it! Great bones with just a little TLC needed. Three bedrooms and 1 bathroom home to make the perfect personal residence or investment property. This property is being sold as-is. There are other properties available and can be sold as a package deal! Call for more details!

Key facts

• 0.3 acre lot
• Built 1954
• Listed 134 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.6% 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: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $290 of loan paydown is wiped out by about $1k 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 + 4.2% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y ago; this cycle's ask has dropped $8k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.07% ✓
• Cap rate: 24.61%
• Cash-on-cash: 65.43%
• DSCR: 3.91
• GRM: 2.7

CMA / ARV

• ARV (median comp): $39,638
• List price: $42,000
• Delta: 5.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 Woody Dr	0.14mi	3/2.0	1,468 (-5%)	2mo	$59,000	$40	80
3143 Revere St	0.30mi	3/2.0	1,528 (-1%)	5mo	$37,250	$24	77
953 Woody Dr	0.15mi	4/2.0 (+1)	1,595 (+4%)	3mo	$5,900	$4	76
3156 Woodview Dr	0.28mi	3/1.0	1,409 (-8%)	4mo	$65,000	$46	69
2813 Marydale Dr	0.65mi	3/1.5	1,500 (-3%)	2mo	$34,999	$23	62
3007 Oak Forest Dr	0.50mi	4/2.0 (+1)	1,520 (-1%)	6mo	$99,700	$66	61
3409 Meadow Ln	0.56mi	3/1.0	1,380 (-10%)	2mo	$17,900	$13	55
1423 Woody Dr	0.61mi	3/1.5	1,404 (-9%)	2mo	$24,900	$18	54
1636 Smallwood St	0.64mi	2/1.0 (-1)	1,432 (-7%)	1mo	$17,000	$12	53
605 Upper Darby Rd	0.74mi	3/2.0	1,442 (-6%)	3mo	$155,000	$107	48
3148 Sylvester Dr	0.72mi	4/2.0 (+1)	1,440 (-6%)	0mo	$59,500	$41	46
622 Chelsea Dr	0.73mi	3/2.0	1,342 (-13%)	2mo	$115,000	$86	39

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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: 66.2%
• Equity multiple: 4.04×
• Total profit: $35,722
• Equity at exit: $6,262

10-year hold

• IRR: 70.9%
• Equity multiple: 8.72×
• Total profit: $90,779
• Equity at exit: $3,631

Cash invested: $11,760 (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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$220
• Tax from tax record: −$138 /mo · $1,662/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $641

Break-even live

Break-even rent $476

Max offer price $42,000

Occupancy floor 45%

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	0.16mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	43d	1	0.18mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	13d	1	0.18mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	0.21mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	0.28mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	0.40mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	0.41mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	0.43mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	0.43mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	0.46mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	0.48mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	0.48mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	0.49mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	0.50mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	0.51mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	0.54mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	0.54mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	13d	1	0.68mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	0.72mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	13d	1	0.73mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	0.74mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	0.78mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	13d	1	0.82mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	0.90mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	0.90mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	43d	1	0.92mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	0.92mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	0.93mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	0.93mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	0.96mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	0.97mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	13d	1	1.00mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	1.01mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	43d	1	1.02mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	1.09mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	13d	1	1.09mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	1.14mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	1.14mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	21d	1	1.19mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	1.20mi

Listing history 46 events

1. 2026-06-18
   days on market $42,000 Active 134 DOM
2. 2026-06-17
   days on market $42,000 Active 133 DOM
3. 2026-06-16
   days on market $42,000 Active 132 DOM
4. 2026-06-15
   days on market $42,000 Active 131 DOM
5. 2026-06-14
   days on market $42,000 Active 129 DOM
6. 2026-06-13
   days on market $42,000 Active 128 DOM
7. 2026-06-10
   days on market $42,000 Active 126 DOM
8. 2026-06-09
   days on market $42,000 Active 125 DOM
9. 2026-06-08
   days on market $42,000 Active 124 DOM
10. 2026-06-07
    days on market $42,000 Active 123 DOM
11. 2026-06-05
    days on market $42,000 Active 120 DOM
12. 2026-06-03
    days on market $42,000 Active 119 DOM
13. 2026-06-02
    days on market $42,000 Active 118 DOM
14. 2026-06-01
    days on market $42,000 Active 117 DOM
15. 2026-05-31
    days on market $42,000 Active 116 DOM
16. 2026-05-30
    days on market $42,000 Active 115 DOM
17. 2026-05-06
    price $42,000 311-char remark

    Show marketing remark (311 chars)

    Did someone say fixer-upper? This is it! Great bones with just a little TLC needed. Three bedrooms and 1 bathroom home to make the perfect personal residence or investment property. This property is being sold as-is. There are other properties available and can be sold as a package deal! Call for more details!

18. 2026-03-03
    price $47,500 311-char remark

    Show marketing remark (311 chars)

    Did someone say fixer-upper? This is it! Great bones with just a little TLC needed. Three bedrooms and 1 bathroom home to make the perfect personal residence or investment property. This property is being sold as-is. There are other properties available and can be sold as a package deal! Call for more details!

19. 2026-02-03
    listed $49,500 Active 311-char remark

    Show marketing remark (311 chars)

    Did someone say fixer-upper? This is it! Great bones with just a little TLC needed. Three bedrooms and 1 bathroom home to make the perfect personal residence or investment property. This property is being sold as-is. There are other properties available and can be sold as a package deal! Call for more details!

20. 2025-05-31
    historical
21. 2024-11-28
    listed $49,500 Active
22. 2023-09-28
    soldstatus Closed
23. 2023-09-28
    soldstatus
24. 2023-09-28
    soldstatus
25. 2023-09-07
    status Pending
26. 2023-06-28
    price $29,000
27. 2023-06-23
    price $32,500
28. 2023-05-25
    price $35,000
29. 2023-05-05
    price $40,000
30. 2023-04-27
    price $45,000
31. 2023-03-22
    listed $50,000 Active
32. 2021-10-08
    historical
33. 2021-10-02
    historical
34. 2017-05-11
    soldstatus
35. 2015-12-29
    soldstatus
36. 2015-08-14
    soldstatus
37. 2014-09-11
    listed $14,900
38. 2009-06-16
    listed $45,000
39. 2006-09-07
    historical
40. 2005-12-21
    listed $65,000
41. 2001-08-27
    soldstatus
42. 2001-08-02
    soldstatus
43. 2000-09-14
    listed $41,900
44. 2000-07-27
    listed $52,900
45. 1998-03-30
    soldstatus
46. 1981-09-21
    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: $1,662 · $138/mo
• Projected year-2 tax: $1,662 · $138/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 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: $15,456
• − Mortgage interest: −$2,353
• − Property taxes: −$1,662
• − Insurance: −$210
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$1,222
• Taxable income: $7,536
• Est. tax owed @ 24.0%: −$1,809
• After-tax cash flow: $5,886/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): 25,659
• Household income: $50,722
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1314.0

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 (86%)
• Race & ethnicity: Black 86% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% 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: ▼ -23.01%
• Current HPI: 174.4025
• Rent YoY: ▲ 4.23%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-20.6% since first listed

30 events — show timeline

• 2026-05-06 Price Changed $42,000 MLSU
• 2026-03-03 Price Changed $47,500 MLSU
• 2026-02-03 Listed $49,500 MLSU
• 2025-05-31 Listing Removed — MLSU
• 2024-11-28 Listed $49,500 MLSU
• 2023-09-28 Sold (Public Records) — Public Records
• 2023-09-28 Sold (Public Records) — Public Records
• 2023-09-28 Sold (MLS) — MLSU
• 2023-09-07 Pending — MLSU
• 2023-06-28 Price Changed $29,000 MLSU
• 2023-06-23 Price Changed $32,500 MLSU
• 2023-05-25 Price Changed $35,000 MLSU
• 2023-05-05 Price Changed $40,000 MLSU
• 2023-04-27 Price Changed $45,000 MLSU
• 2023-03-22 Listed $50,000 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2017-05-11 Sold (Public Records) — Public Records
• 2015-12-29 Sold (Public Records) — Public Records
• 2015-08-14 Sold (MLS) — MLSU
• 2014-09-11 Listed $14,900 MLSU
• 2009-06-16 Listed $45,000 MLSU
• 2006-09-07 Listing Removed — MLSU
• 2005-12-21 Listed $65,000 MLSU
• 2001-08-27 Sold (MLS) — MLSU
• 2001-08-02 Sold (Public Records) — Public Records
• 2000-09-14 Listed $41,900 MLSU
• 2000-07-27 Listed $52,900 MLSU
• 1998-03-30 Sold (Public Records) — Public Records
• 1981-09-21 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,662 · +2.8% YoY. Source: county tax records.