1752 Hampton St · Jackson, MS 39209

$48,900

3 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 76 Days on market

Built 1950 0.26 ac lot $30/sqft · 24% above area Est $39k · 24% over ↓ 30% 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
• 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 MLS

Tenant occupied. Currently leased for $875. Available investment property to add or start your real estate portfolio. SOLD AS-IS, WHERE IS with NO seller repairs, warranties and/or guarantees. ***The buyer's inspection is for their awareness only.**** MANDATORY 48HR SHOWING NOTIFICATION to coordinate appointment with tenant(s). *****ANY offers submitted without a copy of EMD, POF letter or loan approval letter will not be reviewed by the seller. ****NO assignments & NO wholesaler buyer offers will be accepted.

Key facts

• 0.26 acre lot
• 3 parking spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.4% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $5k of equity ($338 loan paydown + $5k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 2.8% of price; flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $45,966 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.50% ✓
• Cap rate: 20.40%
• Cash-on-cash: 50.38%
• DSCR: 3.24
• GRM: 3.3

CMA / ARV

• ARV (median comp): $39,406
• List price: $48,900
• Delta: 24.09%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 Denson Ave	0.51mi	3/1.0	1,400 (-14%)	3mo	$10,000	$7	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: 59.1%
• Equity multiple: 5.32×
• Total profit: $59,101
• Equity at exit: $44,053

10-year hold

• IRR: 52.6%
• Equity multiple: 11.86×
• Total profit: $148,764
• Equity at exit: $95,002

Cash invested: $13,692 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$256
• Tax from tax record: −$114 /mo · $1,363/yr
• Insurance: −$20
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $508

Break-even live

Break-even rent $578

Max offer price $48,900

Occupancy floor 53%

Sensitivity live

Price	-10% $536	-5% $522	+0% $508	+5% $495	+10% $481
Rent	-10% $412	-5% $460	+0% $508	+5% $557	+10% $605
Rate	-1.0pp $533	-0.5pp $521	base $508	+0.5pp $496	+1.0pp $483

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: $12,225
• Closing costs: $1,467
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	24d	1	0.72mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	44d	1	0.72mi
2010 Chadwick Dr Jackson, MS	3.0	2.0	1275	$1,145	$0.90	44d	1	0.87mi
2010 Chadwick Dr Jackson, MS	2.0	2.0	1089	$1,174	$1.08	14d	1	0.87mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	14d	1	1.11mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	24d	1	1.25mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	44d	1	1.34mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	14d	1	1.47mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	14d	1	1.48mi

Listing history 25 events

1. 2026-06-18
   days on market $48,900 Active 76 DOM
2. 2026-06-17
   days on market $48,900 Active 75 DOM
3. 2026-06-16
   days on market $48,900 Active 74 DOM
4. 2026-06-15
   days on market $48,900 Active 73 DOM
5. 2026-06-14
   days on market $48,900 Active 71 DOM
6. 2026-06-13
   days on market $48,900 Active 70 DOM
7. 2026-06-10
   days on market $48,900 Active 68 DOM
8. 2026-06-09
   days on market $48,900 Active 67 DOM
9. 2026-06-08
   days on market $48,900 Active 66 DOM
10. 2026-06-07
    days on market $48,900 Active 65 DOM
11. 2026-06-05
    days on market $48,900 Active 62 DOM
12. 2026-06-03
    days on market $48,900 Active 61 DOM
13. 2026-06-02
    days on market $48,900 Active 60 DOM
14. 2026-06-01
    days on market $48,900 Active 59 DOM
15. 2026-05-31
    days on market $48,900 Active 58 DOM
16. 2026-05-30
    days on market $48,900 Active 57 DOM
17. 2026-04-03
    listed $48,900 Active 519-char remark

    Show marketing remark (519 chars)

    Tenant occupied. Currently leased for $875. Available investment property to add or start your real estate portfolio. SOLD AS-IS, WHERE IS with NO seller repairs, warranties and/or guarantees. ***The buyer's inspection is for their awareness only.**** MANDATORY 48HR SHOWING NOTIFICATION to coordinate appointment with tenant(s). *****ANY offers submitted without a copy of EMD, POF letter or loan approval letter will not be reviewed by the seller. ****NO assignments & NO wholesaler buyer offers will be accepted.

18. 2025-12-31
    historical
19. 2025-04-29
    listed $60,000 Active
20. 2025-02-12
    historical
21. 2025-02-06
    price $60,000
22. 2024-10-07
    price $64,900
23. 2024-08-13
    listed $69,900 Active
24. 2023-08-31
    soldstatus
25. 1964-01-30
    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: $1,363 · $114/mo
• Projected year-2 tax: $1,363 · $114/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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $14,661
• − Mortgage interest: −$2,739
• − Property taxes: −$1,363
• − Insurance: −$1,042
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$1,423
• Taxable income: $5,749
• Est. tax owed @ 24.0%: −$1,380
• After-tax cash flow: $4,721/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

-30.0% since first listed

9 events — show timeline

• 2026-04-03 Listed $48,900 MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-04-29 Listed $60,000 MLSU
• 2025-02-12 Listing Removed — MLSU
• 2025-02-06 Price Changed $60,000 MLSU
• 2024-10-07 Price Changed $64,900 MLSU
• 2024-08-13 Listed $69,900 MLSU
• 2023-08-31 Sold (Public Records) — Public Records
• 1964-01-30 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,363 · +3.2% YoY. Source: county tax records.