144 Plummer Cir · Jackson, MS 39212

$75,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 49 Days on market

Built 1957 1.40 ac lot $82/sqft · 16% above area Est $65k · 16% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable house on 1.4 acres....seems like country living but near conveniences. 2 bedroom, 1 bath great starter home or perfect for investment property. No maintenance aluminum siding exterior, central H/A only 3 yrs old, real wood floors, good storage, built-in bar with shelves, eat-in kitchen with ceramic tile flooring & smooth top cooktop plus built-in gas wall oven. Enclosed side porch with lots of windows, plus a covered deck on rear. Carport, 2 storage buildings, plus basement underneath for good storage. Roof is about 9 years old. This home is handicap accessible with front entrance ramp from carport to front door. Alarm system is in place also. Spacious bathroom with ceramic tile floors and surround for tub/shower,plus cabinets & pedestal sink.

Key facts

• Plumbing with pex
• Renovated kitchen
• Bungalow style home

Tags

• BUNGALOW STYLE HOME
• ORIGINAL HARDWOOD FLOORS
• BUILT IN CABINETRY
• RENOVATED KITCHEN
• UPDATED ELECTRICAL WIRING
• PLUMBING WITH PEX

Property features AI

Exterior

• Parking: Carport (2 spaces); Paved parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family house; One level; Accessible approach with ramp
• Construction: Vinyl exterior; Conventional foundation; Asphalt shingle roof; Built (year per public records)
• Exterior features: Deck; Front porch; Rain gutters; Shed(s)/storage

Interior

• Kitchen: Free-standing gas range; Refrigerator; Water purifier
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Bookcases; Move-in ready

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 9.9% in Jackson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Bates Elementary School (math 7% / reading 18%, grade F, #293 of 375 statewide, top 79%, 430 students, 100% FRL); Cardozo Middle School (math 5% / reading 10%, grade F, #168 of 179 statewide, top 94%, 625 students, 100% FRL); Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $12k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.46% ✓
• Cap rate: 12.50%
• Cash-on-cash: 22.16%
• DSCR: 1.99
• GRM: 5.7

CMA / ARV

• ARV (median comp): $64,521
• List price: $75,000
• Delta: 16.24%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.23% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.66×
• Total profit: $13,918
• Equity at exit: $11,183

10-year hold

• IRR: 25.7%
• Equity multiple: 3.37×
• Total profit: $49,688
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $388

Break-even live

Break-even rent $607

Max offer price $75,000

Occupancy floor 60%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2119 Woodland Way Jackson, MS	2.0	2.0	880	$965	$1.10	21d	1	1.15mi
2119 Woodland Way Jackson, MS	1.0	1.0	656	$905	$1.38	13d	1	1.15mi
2119 Woodland Way Jackson, MS	3.0	2.0	1000	$1,155	$1.16	44d	1	1.15mi
2010 Chadwick Dr Jackson, MS	2.0	2.0	1089	$1,174	$1.08	13d	1	1.45mi

Listing history 26 events

1. 2026-06-18
   days on market $75,000 Active 49 DOM
2. 2026-06-17
   days on market $75,000 Active 48 DOM
3. 2026-06-16
   days on market $75,000 Active 47 DOM
4. 2026-06-15
   days on market $75,000 Active 46 DOM
5. 2026-06-14
   days on market $75,000 Active 44 DOM
6. 2026-06-13
   pricedays on market $75,000 Active 43 DOM
7. 2026-06-10
   days on market $87,500 Active 41 DOM
8. 2026-06-09
   days on market $87,500 Active 40 DOM
9. 2026-06-08
   days on market $87,500 Active 39 DOM
10. 2026-06-07
    days on market $87,500 Active 38 DOM
11. 2026-06-05
    days on market $87,500 Active 35 DOM
12. 2026-06-03
    days on market $87,500 Active 34 DOM
13. 2026-06-02
    days on market $87,500 Active 33 DOM
14. 2026-06-01
    days on market $87,500 Active 32 DOM
15. 2026-05-31
    days on market $87,500 Active 31 DOM
16. 2026-05-30
    days on market $87,500 Active 30 DOM
17. 2026-04-30
    listed $87,500 Active 863-char remark
18. 2026-04-10
    historical
19. 2026-03-28
    price $85,000
20. 2026-03-06
    listed $90,000 Active
21. 2022-10-14
    soldstatus Closed

    Show marketing remark (773 chars)

    Affordable house on 1.4 acres....seems like country living but near conveniences. 2 bedroom, 1 bath great starter home or perfect for investment property. No maintenance aluminum siding exterior, central H/A only 3 yrs old, real wood floors, good storage, built-in bar with shelves, eat-in kitchen with ceramic tile flooring & smooth top cooktop plus built-in gas wall oven. Enclosed side porch with lots of windows, plus a covered deck on rear. Carport, 2 storage buildings, plus basement underneath for good storage. Roof is about 9 years old. This home is handicap accessible with front entrance ramp from carport to front door. Alarm system is in place also. Spacious bathroom with ceramic tile floors and surround for tub/shower,plus cabinets & pedestal sink.

22. 2022-10-14
    soldstatus

    Show marketing remark (773 chars)

    Affordable house on 1.4 acres....seems like country living but near conveniences. 2 bedroom, 1 bath great starter home or perfect for investment property. No maintenance aluminum siding exterior, central H/A only 3 yrs old, real wood floors, good storage, built-in bar with shelves, eat-in kitchen with ceramic tile flooring & smooth top cooktop plus built-in gas wall oven. Enclosed side porch with lots of windows, plus a covered deck on rear. Carport, 2 storage buildings, plus basement underneath for good storage. Roof is about 9 years old. This home is handicap accessible with front entrance ramp from carport to front door. Alarm system is in place also. Spacious bathroom with ceramic tile floors and surround for tub/shower,plus cabinets & pedestal sink.

23. 2022-09-29
    status Pending

    Show marketing remark (773 chars)

    Affordable house on 1.4 acres....seems like country living but near conveniences. 2 bedroom, 1 bath great starter home or perfect for investment property. No maintenance aluminum siding exterior, central H/A only 3 yrs old, real wood floors, good storage, built-in bar with shelves, eat-in kitchen with ceramic tile flooring & smooth top cooktop plus built-in gas wall oven. Enclosed side porch with lots of windows, plus a covered deck on rear. Carport, 2 storage buildings, plus basement underneath for good storage. Roof is about 9 years old. This home is handicap accessible with front entrance ramp from carport to front door. Alarm system is in place also. Spacious bathroom with ceramic tile floors and surround for tub/shower,plus cabinets & pedestal sink.

24. 2022-09-23
    listed $32,900 Active

    Show marketing remark (773 chars)

    Affordable house on 1.4 acres....seems like country living but near conveniences. 2 bedroom, 1 bath great starter home or perfect for investment property. No maintenance aluminum siding exterior, central H/A only 3 yrs old, real wood floors, good storage, built-in bar with shelves, eat-in kitchen with ceramic tile flooring & smooth top cooktop plus built-in gas wall oven. Enclosed side porch with lots of windows, plus a covered deck on rear. Carport, 2 storage buildings, plus basement underneath for good storage. Roof is about 9 years old. This home is handicap accessible with front entrance ramp from carport to front door. Alarm system is in place also. Spacious bathroom with ceramic tile floors and surround for tub/shower,plus cabinets & pedestal sink.

25. 1996-08-30
    soldstatus
26. 1978-11-16
    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: $663 · $55/mo
• Projected year-2 tax: $663 · $55/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 4/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥108°F today · 17 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: $13,180
• − Mortgage interest: −$4,201
• − Property taxes: −$663
• − Insurance: −$375
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$2,182
• Taxable income: $3,650
• Est. tax owed @ 24.0%: −$876
• After-tax cash flow: $3,778/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

+128.0% since first listed

11 events — show timeline

• 2026-06-12 Price Changed $75,000 MLSU
• 2026-04-30 Listed $87,500 MLSU
• 2026-04-10 Listing Removed — MLSU
• 2026-03-28 Price Changed $85,000 MLSU
• 2026-03-06 Listed $90,000 MLSU
• 2022-10-14 Sold (Public Records) — Public Records
• 2022-10-14 Sold (MLS) — MLSU
• 2022-09-29 Pending — MLSU
• 2022-09-23 Listed $32,900 MLSU
• 1996-08-30 Sold (Public Records) — Public Records
• 1978-11-16 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $663 · +0.1% YoY. Source: county tax records.