511 Mccluer Rd · Jackson, MS 39212

$115,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 28 Days on market

Built 1960 10,454 sqft lot

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

FURNISHED!! Recently renovated investment home, perfect for a short term rental.

Key facts

• Recently renovated
• 0.24 acre lot
• Built 1960

Tags

• RECENTLY RENOVATED

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence (House); One level; Living area reported by owner
• Construction: Siding exterior; Conventional foundation; Architectural shingle roof; Year built per public records
• Exterior features: Rain gutters; Lot approximately 0.24 acres

Interior

• Kitchen: Includes Dishwasher, Microwave, Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher, Microwave, Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (5.0% below list).
• Recommended offer: $109k (5.0% below list) — sets the bar for 1% rule.

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 (+4.2%/yr); 302 active listings in the ZIP; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,278 (5.0% below list)

Questions for the listing agent

1. Built in 1960 — 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: 0.95% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.23% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-6,350
• Equity at exit: $17,147

10-year hold

• IRR: 5.7%
• Equity multiple: 1.44×
• Total profit: $14,156
• Equity at exit: $9,943

Cash invested: $32,200 (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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $172

Break-even live

Break-even rent $875

Max offer price $115,000

Occupancy floor 79%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $115,000 Active 28 DOM
2. 2026-06-17
   days on market $115,000 Active 27 DOM
3. 2026-06-16
   days on market $115,000 Active 26 DOM
4. 2026-06-15
   days on market $115,000 Active 25 DOM
5. 2026-06-14
   days on market $115,000 Active 23 DOM
6. 2026-06-13
   days on market $115,000 Active 22 DOM
7. 2026-06-10
   days on market $115,000 Active 20 DOM
8. 2026-06-09
   days on market $115,000 Active 19 DOM
9. 2026-06-08
   days on market $115,000 Active 18 DOM
10. 2026-06-07
    days on market $115,000 Active 17 DOM
11. 2026-06-05
    days on market $115,000 Active 14 DOM
12. 2026-06-03
    days on market $115,000 Active 13 DOM
13. 2026-06-02
    days on market $115,000 Active 12 DOM
14. 2026-06-01
    days on market $115,000 Active 11 DOM
15. 2026-05-31
    days on market $115,000 Active 10 DOM
16. 2026-05-30
    days on market $115,000 Active 9 DOM
17. 2026-05-25
    status Active
18. 2026-02-03
    historical
19. 2026-01-30
    listed $115,000 Active
20. 2025-12-31
    historical
21. 2025-12-04
    price $115,000
22. 2025-10-03
    listed $125,000 Active
23. 2024-10-11
    historical
24. 2024-10-06
    listed $269,900 Active
25. 2014-07-14
    soldstatus
26. 2014-06-24
    soldstatus
27. 2014-06-24
    soldstatus
28. 2014-01-27
    listed $12,000
29. 2008-01-05
    soldstatus
30. 2007-03-20
    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: $482 · $40/mo
• Projected year-2 tax: $909 · $76/mo
• Expected delta: +$426/yr (+$36/mo · 88.5%)

ⓘ 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 6/10 Major 6 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: $13,113
• − Mortgage interest: −$6,442
• − Property taxes: −$482
• − Insurance: −$575
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$3,345
• Taxable income: $171
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $2,025/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

+858.3% since first listed

14 events — show timeline

• 2026-05-25 Relisted — MLSU
• 2026-02-03 Listing Removed — MLSU
• 2026-01-30 Listed $115,000 MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-12-04 Price Changed $115,000 MLSU
• 2025-10-03 Listed $125,000 MLSU
• 2024-10-11 Listing Removed — MLSU
• 2024-10-06 Listed $269,900 MLSU
• 2014-07-14 Sold (MLS) — MLSU
• 2014-06-24 Sold (Public Records) — Public Records
• 2014-06-24 Sold (Public Records) — Public Records
• 2014-01-27 Listed $12,000 MLSU
• 2008-01-05 Sold (Public Records) — Public Records
• 2007-03-20 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $482 · +0.1% YoY. Source: county tax records.