1163 Marble St · Jackson, MS 39212

$77,900

3 bd · 2.0 ba · 1,668 sqft · SingleFamily public records · 83 Days on market

Built 1965 9,583 sqft lot $47/sqft · 18% above area Est $66k · 18% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-family home features multiple bedrooms and living areas suitable for everyday living. The property includes a yard and outdoor space. With TLC, you can update it for your family or investment. It is located near schools, shopping, and major roadways. Property is under court-ordered receivership; a copy of the order is available. The property is sold As-Is, Where-is.

Key facts

• Near schools
• Near shopping
• Outdoor space

Tags

• OUTDOOR SPACE
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $73k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $539 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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

• 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 $73,226 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.65% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.45%
• DSCR: 2.04
• GRM: 5.0

CMA / ARV

• ARV (median comp): $65,974
• List price: $77,900
• Delta: 18.08%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1027 Autumn St	0.39mi	3/2.0	1,694 (+2%)	2mo	$84,900	$50	78
1843 Longwood Dr	0.36mi	3/2.0	1,634 (-2%)	10mo	$125,000	$76	72
1943 Bienville Dr	0.13mi	3/2.0	1,484 (-11%)	8mo	$25,000	$17	69
1119 Primrose St	0.55mi	3/2.0	1,785 (+7%)	8mo	$135,000	$76	56
3114 Suncrest Dr	0.31mi	4/2.0 (+1)	1,432 (-14%)	3mo	$64,900	$45	54
1422 Wooddell Dr	0.53mi	4/2.0 (+1)	1,540 (-8%)	6mo	$99,000	$64	52
2971 Kentwood Dr	0.63mi	4/2.0 (+1)	1,532 (-8%)	3mo	$59,900	$39	50
3121 Woodvile Cir	0.33mi	4/3.0 (+1)	1,872 (+12%)	9mo	$80,000	$43	48
1157 Rosewood St	0.43mi	4/2.0 (+1)	1,917 (+15%)	3mo	$79,000	$41	47
3320 Ridgeland Dr	0.67mi	3/1.5	1,850 (+11%)	4mo	$56,000	$30	45
3343 Fleetwood Dr	0.65mi	3/2.0	1,918 (+15%)	1mo	$85,000	$44	44
1636 Smallwood St	0.72mi	2/1.0 (-1)	1,432 (-14%)	1mo	$17,000	$12	33

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: 18.0%
• Equity multiple: 1.74×
• Total profit: $16,195
• Equity at exit: $11,615

10-year hold

• IRR: 27.4%
• Equity multiple: 3.57×
• Total profit: $56,064
• Equity at exit: $6,735

Cash invested: $21,812 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$409
• Tax from tax record: −$150 /mo · $1,799/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $426

Break-even live

Break-even rent $748

Max offer price $77,900

Occupancy floor 62%

Sensitivity live

Price	-10% $470	-5% $448	+0% $426	+5% $404	+10% $382
Rent	-10% $325	-5% $375	+0% $426	+5% $477	+10% $528
Rate	-1.0pp $466	-0.5pp $446	base $426	+0.5pp $406	+1.0pp $386

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: $19,475
• Closing costs: $2,337
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	45d	1	0.32mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	25d	1	0.44mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	45d	1	0.65mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	15d	1	0.68mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	25d	1	0.69mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	15d	1	0.70mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	25d	1	0.74mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	22d	1	0.78mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	25d	1	0.83mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	45d	1	0.84mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	25d	1	0.86mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	15d	1	0.89mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	15d	1	1.02mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	45d	1	1.02mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	45d	1	1.04mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	45d	1	1.05mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	15d	1	1.12mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	15d	1	1.18mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	45d	1	1.18mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	15d	1	1.18mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	25d	1	1.23mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	15d	1	1.23mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	25d	1	1.23mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	45d	1	1.24mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	15d	1	1.26mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	25d	1	1.26mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	45d	1	1.28mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	1.28mi
296 Woodcliff Dr Jackson, MS	3.0	2.0	2242	$1,756	$0.78	15d	1	1.38mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	1.39mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	1.39mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	15d	1	1.42mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	15d	1	1.48mi

Listing history 33 events

1. 2026-06-22
   days on market $77,900 Active 83 DOM
2. 2026-06-18
   days on market $77,900 Active 80 DOM
3. 2026-06-17
   days on market $77,900 Active 79 DOM
4. 2026-06-16
   days on market $77,900 Active 78 DOM
5. 2026-06-15
   days on market $77,900 Active 77 DOM
6. 2026-06-14
   days on market $77,900 Active 75 DOM
7. 2026-06-13
   days on market $77,900 Active 74 DOM
8. 2026-06-10
   days on market $77,900 Active 72 DOM
9. 2026-06-09
   days on market $77,900 Active 71 DOM
10. 2026-06-08
    days on market $77,900 Active 70 DOM
11. 2026-06-07
    days on market $77,900 Active 69 DOM
12. 2026-06-05
    days on market $77,900 Active 66 DOM
13. 2026-06-03
    days on market $77,900 Active 65 DOM
14. 2026-06-02
    days on market $77,900 Active 64 DOM
15. 2026-06-01
    days on market $77,900 Active 63 DOM
16. 2026-05-31
    days on market $77,900 Active 62 DOM
17. 2026-05-30
    days on market $77,900 Active 61 DOM
18. 2026-03-30
    listed $77,900 Active 383-char remark

    Show marketing remark (383 chars)

    This single-family home features multiple bedrooms and living areas suitable for everyday living. The property includes a yard and outdoor space. With TLC, you can update it for your family or investment. It is located near schools, shopping, and major roadways. Property is under court-ordered receivership; a copy of the order is available. The property is sold As-Is, Where-is.

19. 2026-03-23
    historical
20. 2026-03-04
    price $77,900
21. 2026-01-19
    price $79,900
22. 2025-12-01
    listed $84,900 Active
23. 2022-03-16
    price $1,000
24. 2009-05-28
    soldstatus
25. 2009-05-08
    soldstatus
26. 2009-03-11
    listed $31,900
27. 2005-05-27
    soldstatus
28. 2004-11-20
    historical
29. 2004-11-20
    historical
30. 2002-01-03
    listed $74,900
31. 2001-03-01
    listed $78,000
32. 2000-07-03
    soldstatus
33. 1965-01-22
    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: $1,799 · $150/mo
• Projected year-2 tax: $1,799 · $150/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 · 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: $15,452
• − Mortgage interest: −$4,364
• − Property taxes: −$1,799
• − Insurance: −$390
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$2,266
• Taxable income: $4,161
• Est. tax owed @ 24.0%: −$999
• After-tax cash flow: $4,117/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

-0.1% since first listed

16 events — show timeline

• 2026-03-30 Listed $77,900 MLSU
• 2026-03-23 Listing Removed — MLSU
• 2026-03-04 Price Changed $77,900 MLSU
• 2026-01-19 Price Changed $79,900 MLSU
• 2025-12-01 Listed $84,900 MLSU
• 2022-03-16 Price Changed $1,000 RENT.
• 2009-05-28 Sold (Public Records) — Public Records
• 2009-05-08 Sold (MLS) — MLSU
• 2009-03-11 Listed $31,900 MLSU
• 2005-05-27 Sold (Public Records) — Public Records
• 2004-11-20 Listing Removed — MLSU
• 2004-11-20 Listing Removed — MLSU
• 2002-01-03 Listed $74,900 MLSU
• 2001-03-01 Listed $78,000 MLSU
• 2000-07-03 Sold (Public Records) — Public Records
• 1965-01-22 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,799 · +3.4% YoY. Source: county tax records.