506 Taylor St · Jackson, MS 39216

$49,500

2 bd · 1.5 ba · 985 sqft · SingleFamily public records · 29 Days on market

Built 1950 7,840 sqft lot Est $86k · 42% under ↓ 53% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +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
• Appreciation +0.0/10.0

Listing remarks

Investor special with great potential! This property offers a structure ready for a full rehab to bring it back to life. Ideal for investors seeking a strong rental opportunity or homeowners wanting to customize their dream home. With the right updates, this property can deliver lasting value and steady returns in a growing Jackson market. Perfect project for those looking to build equity and long-term gains

Key facts

• 7,840 sq ft lot
• Parking
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.3% 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: Lanier High School (math 3% / reading 2%, grade F, #197 of 197 statewide, top 100%, 603 students, 100% FRL).
• Market conditions: 42 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $342 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 + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $6k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $48,757 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.20% ✓
• Cap rate: 17.33%
• Cash-on-cash: 39.43%
• DSCR: 2.75
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $85,695
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2905 Oxford Ave	0.12mi	2/1.5	1,003 (+2%)	8mo	$165,000	$165	85
3064 Windsor Ave	0.30mi	2/1.0	961 (-2%)	18mo	$82,000	$85	65
220 Gaddis St	0.34mi	2/1.0	919 (-7%)	14mo	$51,000	$55	60
305 Conti St	0.69mi	2/1.0	1,033 (+5%)	4mo	$89,500	$87	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.8%
• Equity multiple: 2.52×
• Total profit: $21,039
• Equity at exit: $7,381

10-year hold

• IRR: 42.5%
• Equity multiple: 5.03×
• Total profit: $55,896
• Equity at exit: $4,280

Cash invested: $13,860 (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 39216

• Home prices YoY: -8.0%
• Active inventory: 42
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,090 high
• Mortgage (P&I): −$260
• Tax from tax record: −$126 /mo · $1,510/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $455

Break-even live

Break-even rent $514

Max offer price $49,500

Occupancy floor 53%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 Lorenz Blvd Jackson, MS	2.0	1.0	850	$995	$1.17	23d	1	0.03mi
327 Decelle St Unit a Jackson, MS	2.0	1.0	1120	$1,200	$1.07	43d	1	0.37mi
327 Decelle St Jackson, MS	2.0	1.0	1120	$1,000	$0.89	23d	1	0.37mi
3816 N State St Unit 3816 Jackson, MS	1.0	1.0	700	$1,095	$1.56	43d	1	0.69mi
3908 N State St Jackson, MS	1.0	1.0	740	$2,800	$3.78	43d	1	0.74mi
2566 Williamson Ave Jackson, MS	3.0	1.5	940	$1,150	$1.22	43d	1	0.80mi
1505 N West St Unit 101 Jackson, MS	1.0	1.0	700	$650	$0.93	43d	1	0.96mi
1505 N West St Unit 110 Jackson, MS	1.0	1.0	700	$650	$0.93	21d	1	0.96mi
1505 N West St Jackson, MS	1.0	1.0	650	$780	$1.20	43d	1	0.96mi
1710 Lyncrest Ave Jackson, MS	1.0	1.0	850	$1,350	$1.59	43d	1	1.13mi
1313 Hazel St Unit 2 Jackson, MS	2.0	1.0	850	$995	$1.17	23d	1	1.17mi
1625 Saint Mary St Jackson, MS	1.0	1.0	650	$825	$1.27	43d	1	1.23mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	23d	1	1.35mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	13d	1	1.35mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	23d	1	1.35mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	13d	1	1.43mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	43d	1	1.43mi
1043 Carlisle St Jackson, MS	2.0	1.0	750	$905	$1.21	23d	1	1.43mi
365 W Northside Dr Jackson, MS	1.0	1.0	550	$899	$1.63	43d	1	1.47mi
1140 Greymont Ave Jackson, MS	1.0–2.0	1.0–2.0	835	$1,250	$1.50	13d	6	1.49mi
1140 Greymont Ave Apt A14 Jackson, MS	1.0	1.0	800	$955	$1.19	43d	1	1.49mi
1140 Greymont Ave Unit C13 Jackson, MS	2.0	2.0	1050	$1,250	$1.19	43d	1	1.49mi
1140 Greymont Ave Apt C24 Jackson, MS	1.0	1.0	620	$940	$1.52	43d	1	1.49mi

Listing history 14 events

1. 2025-12-22
   status Pending
2. 2025-12-17
   price $49,500
3. 2025-12-12
   price $53,500
4. 2025-12-10
   status Active
5. 2025-11-28
   historical
6. 2025-11-26
   price $114,000
7. 2025-11-11
   listed $55,000 Active
8. 2021-10-20
   historical
9. 2021-10-03
   historical
10. 2021-03-22
    listed $97,000
11. 2020-12-02
    listed $104,900
12. 2019-07-02
    soldstatus
13. 1994-08-26
    soldstatus
14. 1993-04-15
    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: $1,510 · $126/mo
• Projected year-2 tax: $1,510 · $126/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 · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $13,085
• − Mortgage interest: −$2,773
• − Property taxes: −$1,510
• − Insurance: −$248
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$1,440
• Taxable income: $5,021
• Est. tax owed @ 24.0%: −$1,205
• After-tax cash flow: $4,260/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): 2,902
• Household income: $43,750
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 356.0

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 White (68%)
• Race & ethnicity: White 68% Black 31%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 2%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Other Indo-European 2% Arabic 1% Spanish 1%

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: ▼ -14.69%
• Current HPI: 168.5049
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-52.8% since first listed

14 events — show timeline

• 2025-12-22 Pending — MLSU
• 2025-12-17 Price Changed $49,500 MLSU
• 2025-12-12 Price Changed $53,500 MLSU
• 2025-12-10 Relisted — MLSU
• 2025-11-28 Listing Removed — MLSU
• 2025-11-26 Price Changed $114,000 MLSU
• 2025-11-11 Listed $55,000 MLSU
• 2021-10-20 Listing Removed — MLSU
• 2021-10-03 Listing Removed — MLSU
• 2021-03-22 Listed $97,000 MLSU
• 2020-12-02 Listed $104,900 MLSU
• 2019-07-02 Sold (Public Records) — Public Records
• 1994-08-26 Sold (Public Records) — Public Records
• 1993-04-15 Sold (Public Records) — Public Records

Property tax history

+11.1%/yr

Latest (2025): $1,510 · -0.1% YoY. Source: county tax records.