2826 Donaldson Dr · Jackson, MS 39212

$42,000

4 bd · 2.0 ba · 1,278 sqft · SingleFamily public records · 420 Days on market

Built 1950 0.27 ac lot $33/sqft · 35% above area Est $31k · 35% over ↓ 10% since listing

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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

Owner Financing Option Available! At a fair price, the seller is willing to make the necessary repairs to make this home move-in or rent-ready! Looking for the perfect investment property or the perfect home? This is a spacious and updated home offering four bedrooms and two nicely updated bathrooms. Washer and dryer connections are also present. The large backyard is an added bonus as well! Call today to check out this home that can provide just the right living space.

Key facts

• Large backyard
• Investment property
• Updated home

Tags

• INVESTMENT PROPERTY
• SPACIOUS HOME
• UPDATED HOME
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.7% 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 (+4.2%/yr); 302 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% 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 $290 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 420 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $33k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $36,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 420 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 3.21% ✓
• Cap rate: 27.71%
• Cash-on-cash: 76.49%
• DSCR: 4.40
• GRM: 2.6

CMA / ARV

• ARV (median comp): $31,029
• List price: $42,000
• Delta: 35.36%
• 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
131 Grandview Cir	0.07mi	4/1.0	1,400 (+10%)	12mo	$72,000	$51	66
335 Cummins St	0.62mi	4/2.0	1,286 (+1%)	5mo	$89,000	$69	66
242 Shiloh Dr	0.42mi	3/2.0 (-1)	1,396 (+9%)	0mo	$53,500	$38	60
2664 Glenn St	0.46mi	4/2.0	1,376 (+8%)	11mo	$39,000	$28	57
2416 Paden St	0.67mi	4/2.0	1,178 (-8%)	0mo	$84,900	$72	56
2698 Key St	0.52mi	3/1.5 (-1)	1,232 (-4%)	10mo	$49,750	$40	55
2524 Coronet Pl	0.49mi	3/1.0 (-1)	1,190 (-7%)	3mo	$30,000	$25	54
167 Treehaven Dr	0.55mi	3/2.0 (-1)	1,151 (-10%)	1mo	$39,500	$34	52
2365 Paden St	0.74mi	3/2.0 (-1)	1,236 (-3%)	7mo	$32,500	$26	49
2364 Coronet Pl	0.65mi	3/1.0 (-1)	1,190 (-7%)	6mo	$74,500	$63	44
445 Cummins St	0.71mi	3/1.5 (-1)	1,328 (+4%)	14mo	$58,000	$44	41
455 Cummins St	0.74mi	3/1.5 (-1)	1,188 (-7%)	14mo	$39,000	$33	35

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: 77.9%
• Equity multiple: 4.63×
• Total profit: $42,659
• Equity at exit: $6,262

10-year hold

• IRR: 81.8%
• Equity multiple: 10.00×
• Total profit: $105,873
• Equity at exit: $3,631

Cash invested: $11,760 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,348 high
• Mortgage (P&I): −$220
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $750

Break-even live

Break-even rent $399

Max offer price $42,000

Occupancy floor 39%

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	43d	18	0.31mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	0.66mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	0.91mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	23d	1	0.92mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	1.01mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	1.03mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	1.03mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	1.12mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	13d	1	1.30mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	1.37mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	13d	1	1.38mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	1.38mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	1.41mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.44mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	13d	1	1.45mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	23d	1	1.45mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	13d	1	1.49mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	1.49mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	1.50mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	1.50mi

Listing history 37 events

1. 2026-06-18
   days on market $42,000 Active 420 DOM
2. 2026-06-17
   days on market $42,000 Active 419 DOM
3. 2026-06-16
   days on market $42,000 Active 418 DOM
4. 2026-06-15
   days on market $42,000 Active 417 DOM
5. 2026-06-14
   days on market $42,000 Active 415 DOM
6. 2026-06-13
   days on market $42,000 Active 414 DOM
7. 2026-06-10
   days on market $42,000 Active 412 DOM
8. 2026-06-09
   days on market $42,000 Active 411 DOM
9. 2026-06-08
   days on market $42,000 Active 410 DOM
10. 2026-06-07
    days on market $42,000 Active 409 DOM
11. 2026-06-05
    days on market $42,000 Active 406 DOM
12. 2026-06-03
    days on market $42,000 Active 405 DOM
13. 2026-06-02
    days on market $42,000 Active 404 DOM
14. 2026-06-01
    days on market $42,000 Active 403 DOM
15. 2026-05-31
    days on market $42,000 Active 402 DOM
16. 2026-05-30
    days on market $42,000 Active 401 DOM
17. 2026-05-06
    price $42,000 474-char remark

    Show marketing remark (474 chars)

    Owner Financing Option Available! At a fair price, the seller is willing to make the necessary repairs to make this home move-in or rent-ready! Looking for the perfect investment property or the perfect home? This is a spacious and updated home offering four bedrooms and two nicely updated bathrooms. Washer and dryer connections are also present. The large backyard is an added bonus as well! Call today to check out this home that can provide just the right living space.

18. 2026-03-03
    price $57,900 474-char remark

    Show marketing remark (474 chars)

    Owner Financing Option Available! At a fair price, the seller is willing to make the necessary repairs to make this home move-in or rent-ready! Looking for the perfect investment property or the perfect home? This is a spacious and updated home offering four bedrooms and two nicely updated bathrooms. Washer and dryer connections are also present. The large backyard is an added bonus as well! Call today to check out this home that can provide just the right living space.

19. 2026-02-03
    price $59,900 474-char remark

    Show marketing remark (474 chars)

    Owner Financing Option Available! At a fair price, the seller is willing to make the necessary repairs to make this home move-in or rent-ready! Looking for the perfect investment property or the perfect home? This is a spacious and updated home offering four bedrooms and two nicely updated bathrooms. Washer and dryer connections are also present. The large backyard is an added bonus as well! Call today to check out this home that can provide just the right living space.

20. 2026-01-17
    price $64,500 474-char remark

    Show marketing remark (474 chars)

    Owner Financing Option Available! At a fair price, the seller is willing to make the necessary repairs to make this home move-in or rent-ready! Looking for the perfect investment property or the perfect home? This is a spacious and updated home offering four bedrooms and two nicely updated bathrooms. Washer and dryer connections are also present. The large backyard is an added bonus as well! Call today to check out this home that can provide just the right living space.

21. 2026-01-04
    status Active 474-char remark

    Show marketing remark (474 chars)

    Owner Financing Option Available! At a fair price, the seller is willing to make the necessary repairs to make this home move-in or rent-ready! Looking for the perfect investment property or the perfect home? This is a spacious and updated home offering four bedrooms and two nicely updated bathrooms. Washer and dryer connections are also present. The large backyard is an added bonus as well! Call today to check out this home that can provide just the right living space.

22. 2025-12-31
    historical 474-char remark

    Show marketing remark (474 chars)

    Owner Financing Option Available! At a fair price, the seller is willing to make the necessary repairs to make this home move-in or rent-ready! Looking for the perfect investment property or the perfect home? This is a spacious and updated home offering four bedrooms and two nicely updated bathrooms. Washer and dryer connections are also present. The large backyard is an added bonus as well! Call today to check out this home that can provide just the right living space.

23. 2025-06-12
    price $69,500 474-char remark

    Show marketing remark (474 chars)

    Owner Financing Option Available! At a fair price, the seller is willing to make the necessary repairs to make this home move-in or rent-ready! Looking for the perfect investment property or the perfect home? This is a spacious and updated home offering four bedrooms and two nicely updated bathrooms. Washer and dryer connections are also present. The large backyard is an added bonus as well! Call today to check out this home that can provide just the right living space.

24. 2025-04-21
    listed $75,000 Active 474-char remark

    Show marketing remark (474 chars)

    Owner Financing Option Available! At a fair price, the seller is willing to make the necessary repairs to make this home move-in or rent-ready! Looking for the perfect investment property or the perfect home? This is a spacious and updated home offering four bedrooms and two nicely updated bathrooms. Washer and dryer connections are also present. The large backyard is an added bonus as well! Call today to check out this home that can provide just the right living space.

25. 2024-12-23
    historical $795
26. 2024-11-29
    listed $795
27. 2023-10-17
    soldstatus Closed 220-char remark

    Show marketing remark (220 chars)

    This a SUPER FANTASTIC INVESTMENT PROPERTY. Spacious home. Tenants in place since 2021. Rented for $825 a month . Huge fenced backyard. You shouldn't pass on this opportunity to add cash flow to your portfolio instantly.

28. 2023-10-16
    soldstatus
29. 2023-09-01
    status Pending 220-char remark

    Show marketing remark (220 chars)

    This a SUPER FANTASTIC INVESTMENT PROPERTY. Spacious home. Tenants in place since 2021. Rented for $825 a month . Huge fenced backyard. You shouldn't pass on this opportunity to add cash flow to your portfolio instantly.

30. 2023-08-28
    status Active 220-char remark

    Show marketing remark (220 chars)

    This a SUPER FANTASTIC INVESTMENT PROPERTY. Spacious home. Tenants in place since 2021. Rented for $825 a month . Huge fenced backyard. You shouldn't pass on this opportunity to add cash flow to your portfolio instantly.

31. 2023-08-13
    status Pending 220-char remark

    Show marketing remark (220 chars)

    This a SUPER FANTASTIC INVESTMENT PROPERTY. Spacious home. Tenants in place since 2021. Rented for $825 a month . Huge fenced backyard. You shouldn't pass on this opportunity to add cash flow to your portfolio instantly.

32. 2023-07-30
    price $38,000 220-char remark

    Show marketing remark (220 chars)

    This a SUPER FANTASTIC INVESTMENT PROPERTY. Spacious home. Tenants in place since 2021. Rented for $825 a month . Huge fenced backyard. You shouldn't pass on this opportunity to add cash flow to your portfolio instantly.

33. 2023-07-07
    status Active 220-char remark

    Show marketing remark (220 chars)

    This a SUPER FANTASTIC INVESTMENT PROPERTY. Spacious home. Tenants in place since 2021. Rented for $825 a month . Huge fenced backyard. You shouldn't pass on this opportunity to add cash flow to your portfolio instantly.

34. 2023-04-26
    status Pending 220-char remark

    Show marketing remark (220 chars)

    This a SUPER FANTASTIC INVESTMENT PROPERTY. Spacious home. Tenants in place since 2021. Rented for $825 a month . Huge fenced backyard. You shouldn't pass on this opportunity to add cash flow to your portfolio instantly.

35. 2023-04-22
    listed $46,500 Active 220-char remark

    Show marketing remark (220 chars)

    This a SUPER FANTASTIC INVESTMENT PROPERTY. Spacious home. Tenants in place since 2021. Rented for $825 a month . Huge fenced backyard. You shouldn't pass on this opportunity to add cash flow to your portfolio instantly.

36. 2019-03-29
    soldstatus
37. 1962-12-28
    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: $934 · $78/mo
• Projected year-2 tax: $934 · $78/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: $16,179
• − Mortgage interest: −$2,353
• − Property taxes: −$934
• − Insurance: −$210
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$1,222
• Taxable income: $8,872
• Est. tax owed @ 24.0%: −$2,129
• After-tax cash flow: $6,865/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

-9.7% since first listed

21 events — show timeline

• 2026-05-06 Price Changed $42,000 MLSU
• 2026-03-03 Price Changed $57,900 MLSU
• 2026-02-03 Price Changed $59,900 MLSU
• 2026-01-17 Price Changed $64,500 MLSU
• 2026-01-04 Relisted — MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-06-12 Price Changed $69,500 MLSU
• 2025-04-21 Listed $75,000 MLSU
• 2024-12-23 Rental Removed $795 MLSU
• 2024-11-29 Listed for Rent $795 MLSU
• 2023-10-17 Sold (MLS) — MLSU
• 2023-10-16 Sold (Public Records) — Public Records
• 2023-09-01 Pending — MLSU
• 2023-08-28 Relisted — MLSU
• 2023-08-13 Pending — MLSU
• 2023-07-30 Price Changed $38,000 MLSU
• 2023-07-07 Relisted — MLSU
• 2023-04-26 Pending — MLSU
• 2023-04-22 Listed $46,500 MLSU
• 2019-03-29 Sold (Public Records) — Public Records
• 1962-12-28 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $934 · +0.3% YoY. Source: county tax records.