526 W Porter St · Jackson, MS 39204

$65,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 93 Days on market

Built 2010 0.50 ac lot $52/sqft · 12% above area Est $60k · 8% over ↓ 7% 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
• Appreciation +10.0/10.0
• Rent growth +5.0/5.0
• ARV discount +3.8/15.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Prime opportunity just minutes from downtown Jackson and Jackson State University! This newer construction home (2010) offers a rare combination of modern build and unbeatable location. Positioned near one of the city's major universities and close to downtown employment centers, this property is ideal for investors targeting student housing, workforce rentals, or short-term opportunities. With a functional layout and newer systems compared to surrounding homes, this property provides a solid foundation for consistent rental income with long-term upside. Whether you're expanding your portfolio or looking for a strategically located investment, this is one you don't want to miss.

Key facts

• Solid foundation
• Newer systems
• Functional layout

Tags

• MODERN BUILD
• UNBEATABLE LOCATION
• CLOSE TO DOWNTOWN
• FUNCTIONAL LAYOUT
• NEWER SYSTEMS
• SOLID FOUNDATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,216/mo this rent would consume 48% of the median local household income ($30k/yr) (locally 1099% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k 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 + 8.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• 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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.87% ✓
• Cap rate: 14.12%
• Cash-on-cash: 27.95%
• DSCR: 2.24
• GRM: 4.5

CMA / ARV

• ARV (median comp): $60,122
• List price: $65,000
• Delta: 8.11%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 48.8%
• Equity multiple: 4.79×
• Total profit: $68,893
• Equity at exit: $58,557

10-year hold

• IRR: 44.9%
• Equity multiple: 11.86×
• Total profit: $197,708
• Equity at exit: $126,281

Cash invested: $18,200 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$169 /mo · $2,023/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $424

Break-even live

Break-even rent $679

Max offer price $65,000

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Poindexter St Jackson, MS	2.0	2.0	1075	$825	$0.77	44d	1	1.04mi

Listing history 20 events

1. 2026-06-18
   days on market $65,000 Active 93 DOM
2. 2026-06-17
   days on market $65,000 Active 92 DOM
3. 2026-06-16
   days on market $65,000 Active 91 DOM
4. 2026-06-15
   days on market $65,000 Active 90 DOM
5. 2026-06-14
   days on market $65,000 Active 88 DOM
6. 2026-06-13
   days on market $65,000 Active 87 DOM
7. 2026-06-10
   days on market $65,000 Active 85 DOM
8. 2026-06-09
   days on market $65,000 Active 84 DOM
9. 2026-06-08
   days on market $65,000 Active 83 DOM
10. 2026-06-07
    days on market $65,000 Active 82 DOM
11. 2026-06-05
    days on market $65,000 Active 79 DOM
12. 2026-06-03
    days on market $65,000 Active 78 DOM
13. 2026-06-02
    days on market $65,000 Active 77 DOM
14. 2026-06-01
    days on market $65,000 Active 76 DOM
15. 2026-05-31
    days on market $65,000 Active 75 DOM
16. 2026-05-30
    days on market $65,000 Active 74 DOM
17. 2026-05-08
    price $65,000 692-char remark

    Show marketing remark (692 chars)

    Prime opportunity just minutes from downtown Jackson and Jackson State University! This newer construction home (2010) offers a rare combination of modern build and unbeatable location. Positioned near one of the city's major universities and close to downtown employment centers, this property is ideal for investors targeting student housing, workforce rentals, or short-term opportunities. With a functional layout and newer systems compared to surrounding homes, this property provides a solid foundation for consistent rental income with long-term upside. Whether you're expanding your portfolio or looking for a strategically located investment, this is one you don't want to miss.

18. 2026-03-17
    listed $70,000 Active 692-char remark

    Show marketing remark (692 chars)

    Prime opportunity just minutes from downtown Jackson and Jackson State University! This newer construction home (2010) offers a rare combination of modern build and unbeatable location. Positioned near one of the city's major universities and close to downtown employment centers, this property is ideal for investors targeting student housing, workforce rentals, or short-term opportunities. With a functional layout and newer systems compared to surrounding homes, this property provides a solid foundation for consistent rental income with long-term upside. Whether you're expanding your portfolio or looking for a strategically located investment, this is one you don't want to miss.

19. 2010-08-27
    soldstatus
20. 2010-03-26
    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: $2,023 · $169/mo
• Projected year-2 tax: $2,023 · $169/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 ≥108°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: $14,588
• − Mortgage interest: −$3,641
• − Property taxes: −$2,023
• − Insurance: −$325
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$1,891
• Taxable income: $4,374
• Est. tax owed @ 24.0%: −$1,050
• After-tax cash flow: $4,036/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): 13,249
• Household income: $30,237
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 1099.0

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 5% Two or more races 4% Hispanic / Latino 3%
• Foreign-born: 2% · 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: ▲ 17.25%
• Current HPI: 233.9061
• Rent YoY: ▲ 13.56%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-7.1% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $65,000 MLSU
• 2026-03-17 Listed $70,000 MLSU
• 2010-08-27 Sold (Public Records) — Public Records
• 2010-03-26 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,023 · +5.5% YoY. Source: county tax records.