2308 Decatur St · Jackson, MS 39213

$39,900

2 bd · 1.5 ba · 1,018 sqft · SingleFamily public records · 7 Days on market

Built 1955 7,405 sqft lot Est $31k · 31% over

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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
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks

INVESTOR'S SPECIAL. .. Renovations started but not complete. Come take a look at this 2 full bedrooms and one room that could be a 3rd bedroom with 1.5 baths, with spacious Living room and adjoining Dining room or Den area with hardwood floors. New cabinets in Kitchen and all new windows throughout home. Still needs a lot of work to be Move-In Ready but a great foundation and large lot, sitting next to a large vacant lot that allows privacy to this home. On quiet street next to a Church. Take a look as this could be a very nice home with work completed. Bring all offers.

Key facts

• Quiet street
• Large lot
• New cabinets

Tags

• HARDWOOD FLOORS
• NEW CABINETS
• NEW WINDOWS
• LARGE LOT
• QUIET STREET

Property features AI

Exterior

• Parking: Driveway; Concrete parking surface
• Security: Security system; Window bars
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence (house); One level; Fixer condition
• Construction: Wood siding; Conventional foundation; Asphalt roof; Built in (year source: Assessor)
• Exterior features: Front porch; Porch; City lot

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: Wood flooring (see remarks); Storm windows; Security system; Window bars
• Laundry & utility: Laundry features: other

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 22.5% 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); Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 42% 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 $4k of equity ($276 loan paydown + $4k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $39,900

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.60% ✓
• Cap rate: 22.53%
• Cash-on-cash: 57.97%
• DSCR: 3.58
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $30,540
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Derrick St	0.18mi	3/1.0 (+1)	1,056 (+4%)	8mo	$59,900	$57	71
617 Erie St	0.22mi	2/1.0	1,090 (+7%)	6mo	$8,000	$7	71
518 W Ash St	0.49mi	2/1.0	1,048 (+3%)	11mo	$23,000	$22	61
2235 Mobile Ave	0.40mi	3/1.0 (+1)	994 (-2%)	12mo	$30,000	$30	60
2234 Mobile Ave	0.38mi	3/1.5 (+1)	1,102 (+8%)	10mo	$25,000	$23	55
357 Dewitt Ave	0.27mi	2/1.0	877 (-14%)	13mo	$43,950	$50	51
2157 Ludlow Ave	0.32mi	3/2.0 (+1)	1,122 (+10%)	12mo	$37,500	$33	51
438 W Ash St	0.53mi	2/1.0	880 (-14%)	1mo	$17,500	$20	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: 70.4%
• Equity multiple: 6.02×
• Total profit: $56,124
• Equity at exit: $35,945

10-year hold

• IRR: 64.2%
• Equity multiple: 13.38×
• Total profit: $138,278
• Equity at exit: $77,517

Cash invested: $11,172 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,037 high
• Mortgage (P&I): −$209
• Tax from tax record: −$54 /mo · $642/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $540

Break-even live

Break-even rent $354

Max offer price $39,900

Occupancy floor 43%

Sensitivity live

Price	-10% $562	-5% $551	+0% $540	+5% $528	+10% $517
Rent	-10% $458	-5% $499	+0% $540	+5% $581	+10% $622
Rate	-1.0pp $560	-0.5pp $550	base $540	+0.5pp $529	+1.0pp $519

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2157 Ludlow Ave Jackson, MS	3.0	2.0	1123	$1,300	$1.16	44d	1	0.31mi
2157 Ludlow Ave Unit Na Jackson, MS	3.0	2.0	1123	$1,450	$1.29	15d	1	0.31mi
1225 Bailey Ave Jackson, MS	2.0	1.0	990	$750	$0.76	44d	1	0.56mi
2566 Williamson Ave Jackson, MS	3.0	1.5	940	$1,150	$1.22	44d	1	0.82mi
137 Sivley Ave Jackson, MS	3.0	1.0	1288	$1,000	$0.78	22d	1	0.91mi
1204 First Ave Jackson, MS	2.0	1.0	800	$725	$0.91	24d	1	0.94mi
2829 Comfort St Jackson, MS	3.0	1.5	1260	$1,250	$0.99	24d	1	1.02mi
2829 Comfort St Jackson, MS	3.0	2.0	1260	$1,250	$0.99	15d	1	1.02mi
255 S Prentiss St Jackson, MS	2.0	1.0	729	$1,000	$1.37	44d	1	1.03mi
1818 Saint Charles St Jackson, MS	3.0	1.0	983	$995	$1.01	44d	1	1.06mi
3380 Shady Oaks St Unit D Jackson, MS	2.0	1.0	721	$832	$1.15	44d	1	1.08mi
3380 Shady Oaks St Unit B Jackson, MS	2.0	1.0	721	$871	$1.21	24d	1	1.08mi
3380 Shady Oaks St Jackson, MS	2.0	1.0	721	$871	$1.21	15d	1	1.08mi
1505 N West St Unit 101 Jackson, MS	1.0	1.0	700	$650	$0.93	44d	1	1.08mi
1505 N West St Unit 110 Jackson, MS	1.0	1.0	700	$650	$0.93	22d	1	1.08mi
3444 Martin Luther King Jr Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	44d	1	1.22mi
209 Poindexter St Jackson, MS	2.0	2.0	1075	$825	$0.77	44d	1	1.27mi
1633 Robinson St Unit 1633 Jackson, MS	1.0	1.0	875	$775	$0.89	15d	1	1.37mi
1647 Robinson St Unit B Jackson, MS	1.0	1.0	900	$850	$0.94	15d	1	1.39mi
1711 Robinson St Jackson, MS	2.0	1.0	800	$800	$1.00	24d	1	1.42mi
803 N Congress St Unit D Jackson, MS	1.0	1.0	900	$900	$1.00	44d	1	1.45mi
814 N Congress St Unit 7 Jackson, MS	1.0	1.0	850	$1,175	$1.38	15d	1	1.47mi
814 N Congress St Unit 6 Jackson, MS	1.0	1.0	700	$1,175	$1.68	44d	1	1.47mi

Listing history 7 events

1. 2026-06-18
   days on market $39,900 Active 7 DOM
2. 2026-06-17
   days on market $39,900 Active 6 DOM
3. 2026-06-16
   days on market $39,900 Active 5 DOM
4. 2026-06-15
   days on market $39,900 Active 4 DOM
5. 2026-06-14
   days on market $39,900 Active 2 DOM
6. 2026-06-13
   remarks 578-char remark
7. 2026-06-13
   listed $39,900 Active 1 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: $642 · $54/mo
• Projected year-2 tax: $642 · $54/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: $12,442
• − Mortgage interest: −$2,235
• − Property taxes: −$642
• − Insurance: −$200
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$1,161
• Taxable income: $6,214
• Est. tax owed @ 24.0%: −$1,491
• After-tax cash flow: $4,985/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

• 2026-06-11 Listed $39,900 MLSU
• 1998-11-07 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $642 · +8.2% YoY. Source: county tax records.