2533 Paden St · Jackson, MS 39204

$50,000

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 12 Days on market

Built 1954 0.40 ac lot Est $44k · 15% 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
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.8/15.0

Listing remarks MLS

This 3 bed 1 bth home is a fantastic investment opportunity for a new investor. NEW ROOF, BATH WITH TILE, PLUMBING IS REPAIRED. Tenant is living in the house the property is generating Income of $900 monthly. This property is being sold as-is. NO SIGN OUT FRONT Call or text listing agent to schedule a showing.

Key facts

• Spacious backyard
• Large backyard
• 0.4 acre lot

Tags

• LARGE BACKYARD
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Approximately 0.4-acre city lot

Exterior

• Parking: Attached garage with garage door opener; Concrete and gravel driveway; Total parking for 1 vehicle
• Security: Window bars
• Utilities: Public water; Public sewer; Electricity available; Cable available; Water connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Lap siding exterior; Conventional foundation
• Exterior features: Asphalt shingle roof; Chain link fencing around backyard; Shed on property

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Central air; Ceiling fans for cooling
• Interior features: Ceiling fans; Blinds on windows; Deadbolt locks and storm doors
• Laundry & utility: Laundry located in the garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 20.6% 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: Timberlawn Elementary School (math 5% / reading 11%, grade F, #334 of 375 statewide, top 89%, 353 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 (+13.6%/yr); 121 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• 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 $5k of equity ($346 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 + 8.0% 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 19y 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: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1954 — 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: 2.43% ✓
• Cap rate: 20.63%
• Cash-on-cash: 51.22%
• DSCR: 3.28
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $43,524
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2524 Coronet Pl	0.14mi	3/1.0	1,190 (+7%)	3mo	$30,000	$25	80
2647 Glenn St	0.20mi	3/1.0	1,050 (-6%)	2mo	$14,500	$14	79
2416 Paden St	0.18mi	4/2.0 (+1)	1,178 (+6%)	0mo	$84,900	$72	73
2805 Engleside Dr	0.43mi	3/1.0	1,200 (+8%)	0mo	$54,200	$45	67
167 Treehaven Dr	0.61mi	3/2.0	1,151 (+3%)	1mo	$39,500	$34	61
2813 Brookwood Dr	0.71mi	3/1.0	1,141 (+2%)	3mo	$45,000	$39	60
2566 Mcdowell Cir	0.60mi	3/1.5	1,204 (+8%)	3mo	$35,000	$29	54
2677 Shannon St	0.67mi	3/1.0	1,032 (-8%)	2mo	$60,000	$58	54
218 Hilliyard Ct	0.53mi	3/1.0	980 (-12%)	4mo	$24,900	$25	52
2112 Paden St	0.61mi	3/1.0	1,259 (+13%)	1mo	$35,000	$28	50
545 Merigold Dr	0.63mi	3/2.0	1,220 (+9%)	4mo	$79,000	$65	47
2759 Brookwood Dr	0.65mi	3/1.0	980 (-12%)	6mo	$74,000	$76	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 68.6%
• Equity multiple: 6.12×
• Total profit: $71,741
• Equity at exit: $45,044

10-year hold

• IRR: 64.3%
• Equity multiple: 15.09×
• Total profit: $197,310
• Equity at exit: $97,139

Cash invested: $14,000 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,216 high
• Mortgage (P&I): −$262
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $598

Break-even live

Break-even rent $459

Max offer price $50,000

Occupancy floor 46%

Sensitivity live

Price	-10% $626	-5% $612	+0% $598	+5% $583	+10% $569
Rent	-10% $501	-5% $549	+0% $598	+5% $646	+10% $694
Rate	-1.0pp $623	-0.5pp $610	base $598	+0.5pp $585	+1.0pp $571

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	0.22mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	0.31mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	44d	18	0.33mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	0.43mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	0.66mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	14d	1	0.68mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	24d	1	0.68mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	0.87mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	0.87mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	44d	1	0.88mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	0.88mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	44d	1	0.91mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	0.91mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	0.91mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	1.01mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	1.05mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.12mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	1.20mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	1.20mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	24d	1	1.24mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	14d	1	1.30mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	1.33mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	1.33mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	1.35mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	1.40mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	1.44mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	1.46mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	1.50mi

Listing history 29 events

1. 2026-06-09
   status $50,000 Pending 12 DOM
2. 2026-06-08
   days on market $50,000 Active 12 DOM
3. 2026-06-07
   days on market $50,000 Active 11 DOM
4. 2026-06-05
   days on market $50,000 Active 8 DOM
5. 2026-06-03
   days on market $50,000 Active 7 DOM
6. 2026-06-02
   days on market $50,000 Active 6 DOM
7. 2026-06-01
   days on market $50,000 Active 5 DOM
8. 2026-05-31
   days on market $50,000 Active 4 DOM
9. 2026-05-30
   days on market $50,000 Active 3 DOM
10. 2026-05-27
    listed $50,000 Active
11. 2023-08-01
    status Pending 315-char remark

    Show marketing remark (315 chars)

    This 3 bed 1 bth home is a fantastic investment opportunity for a new investor. NEW ROOF, BATH WITH TILE, PLUMBING IS REPAIRED. Tenant is living in the house the property is generating Income of $900 monthly. This property is being sold as-is. NO SIGN OUT FRONT Call or text listing agent to schedule a showing.

12. 2023-08-01
    soldstatus Closed 315-char remark

    Show marketing remark (315 chars)

    This 3 bed 1 bth home is a fantastic investment opportunity for a new investor. NEW ROOF, BATH WITH TILE, PLUMBING IS REPAIRED. Tenant is living in the house the property is generating Income of $900 monthly. This property is being sold as-is. NO SIGN OUT FRONT Call or text listing agent to schedule a showing.

13. 2023-07-31
    status Active 315-char remark

    Show marketing remark (315 chars)

    This 3 bed 1 bth home is a fantastic investment opportunity for a new investor. NEW ROOF, BATH WITH TILE, PLUMBING IS REPAIRED. Tenant is living in the house the property is generating Income of $900 monthly. This property is being sold as-is. NO SIGN OUT FRONT Call or text listing agent to schedule a showing.

14. 2023-07-31
    soldstatus

    Show marketing remark (315 chars)

    This 3 bed 1 bth home is a fantastic investment opportunity for a new investor. NEW ROOF, BATH WITH TILE, PLUMBING IS REPAIRED. Tenant is living in the house the property is generating Income of $900 monthly. This property is being sold as-is. NO SIGN OUT FRONT Call or text listing agent to schedule a showing.

15. 2023-07-30
    historical 315-char remark

    Show marketing remark (315 chars)

    This 3 bed 1 bth home is a fantastic investment opportunity for a new investor. NEW ROOF, BATH WITH TILE, PLUMBING IS REPAIRED. Tenant is living in the house the property is generating Income of $900 monthly. This property is being sold as-is. NO SIGN OUT FRONT Call or text listing agent to schedule a showing.

16. 2023-04-06
    price $70,000 315-char remark

    Show marketing remark (315 chars)

    This 3 bed 1 bth home is a fantastic investment opportunity for a new investor. NEW ROOF, BATH WITH TILE, PLUMBING IS REPAIRED. Tenant is living in the house the property is generating Income of $900 monthly. This property is being sold as-is. NO SIGN OUT FRONT Call or text listing agent to schedule a showing.

17. 2022-08-26
    price $49,900 315-char remark

    Show marketing remark (315 chars)

    This 3 bed 1 bth home is a fantastic investment opportunity for a new investor. NEW ROOF, BATH WITH TILE, PLUMBING IS REPAIRED. Tenant is living in the house the property is generating Income of $900 monthly. This property is being sold as-is. NO SIGN OUT FRONT Call or text listing agent to schedule a showing.

18. 2022-07-29
    listed $54,000 Active 315-char remark

    Show marketing remark (315 chars)

    This 3 bed 1 bth home is a fantastic investment opportunity for a new investor. NEW ROOF, BATH WITH TILE, PLUMBING IS REPAIRED. Tenant is living in the house the property is generating Income of $900 monthly. This property is being sold as-is. NO SIGN OUT FRONT Call or text listing agent to schedule a showing.

19. 2012-04-20
    soldstatus
20. 2012-04-05
    soldstatus 234-char remark

    Show marketing remark (234 chars)

    This 3 bedroom 1 bath is located in South Jackson. It is close to major stores, and schools. Minutes away from I-55 and I-20 interstate. Minor repairs are needed! Also, nice investment property. This is a Fannie Mae HomePath property.

21. 2012-03-07
    listed $8,500 234-char remark

    Show marketing remark (234 chars)

    This 3 bedroom 1 bath is located in South Jackson. It is close to major stores, and schools. Minutes away from I-55 and I-20 interstate. Minor repairs are needed! Also, nice investment property. This is a Fannie Mae HomePath property.

22. 2008-06-16
    soldstatus
23. 2008-03-17
    historical
24. 2008-02-19
    listed $54,500
25. 2008-01-31
    soldstatus
26. 2007-10-24
    listed $22,900
27. 2000-03-31
    soldstatus
28. 1998-01-01
    soldstatus
29. 1994-04-28
    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: $958 · $80/mo
• Projected year-2 tax: $958 · $80/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 · 18 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: −$2,801
• − Property taxes: −$958
• − Insurance: −$250
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$1,455
• Taxable income: $6,791
• Est. tax owed @ 24.0%: −$1,630
• After-tax cash flow: $5,540/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

+118.3% since first listed

20 events — show timeline

• 2026-05-27 Listed $50,000 MLSU
• 2023-08-01 Pending — MLSU
• 2023-08-01 Sold (MLS) — MLSU
• 2023-07-31 Relisted — MLSU
• 2023-07-31 Sold (Public Records) — Public Records
• 2023-07-30 Listing Removed — MLSU
• 2023-04-06 Price Changed $70,000 MLSU
• 2022-08-26 Price Changed $49,900 MLSU
• 2022-07-29 Listed $54,000 MLSU
• 2012-04-20 Sold (Public Records) — Public Records
• 2012-04-05 Sold (MLS) — MLSU
• 2012-03-07 Listed $8,500 MLSU
• 2008-06-16 Sold (Public Records) — Public Records
• 2008-03-17 Listing Removed — MLSU
• 2008-02-19 Listed $54,500 MLSU
• 2008-01-31 Sold (MLS) — MLSU
• 2007-10-24 Listed $22,900 MLSU
• 2000-03-31 Sold (Public Records) — Public Records
• 1998-01-01 Sold (Public Records) — Public Records
• 1994-04-28 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $958 · +0.4% YoY. Source: county tax records.