6605 Abraham Lincoln Dr · Jackson, MS 39213

$69,000

4 bd · 2.0 ba · 1,956 sqft · SingleFamily public records · 30 Days on market

Built 1969 9,583 sqft lot

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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
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Investment opportunity in Presidential Hill — great potential! Spacious 4 bed, 2 bath home with an open, flexible floor plan ideal for rentals or owner-occupant updates. Bright living areas, functional kitchen, and convenient 2-car garage. Just needs a little TLC — perfect for adding value.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1969

Property features AI

Exterior

• Parking: 2-car garage; Driveway
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available
• Home design: Single-family house; One story
• Construction: Brick construction; Slab foundation; Assessor-recorded living area 2,310
• Exterior features: Architectural shingle roof; Lot about 0.22 acre

Interior

• Kitchen: Built-in gas range; Double oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in gas range; Double oven

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% 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: John Hopkins Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 280 students, 100% FRL); Powell Middle School (math 3% / reading 6%, grade F, #177 of 179 statewide, top 99%, 320 students, 100% FRL); Provine High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 774 students, 100% FRL).
• Market conditions: 81 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,226/mo this rent would consume 50% of the median local household income ($30k/yr) (locally 1138% 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 $7k of equity ($477 loan paydown + $7k 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 + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $67,965 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — 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: 1.78% ✓
• Cap rate: 13.64%
• Cash-on-cash: 26.24%
• DSCR: 2.17
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $140,832
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3731 John F Kennedy Blvd	0.31mi	4/2.0	1,913 (-2%)	2mo	$137,000	$72	80
3704 John F Kennedy Blvd Unit J	0.24mi	3/2.0 (-1)	1,817 (-7%)	4mo	$69,900	$38	69
6812 Franklin D Roosevelt Dr	0.27mi	3/2.0 (-1)	1,830 (-6%)	16mo	$148,000	$81	59

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.1%
• Equity multiple: 4.34×
• Total profit: $64,545
• Equity at exit: $62,161

10-year hold

• IRR: 38.2%
• Equity multiple: 9.75×
• Total profit: $169,037
• Equity at exit: $134,052

Cash invested: $19,320 (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 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$155 /mo · $1,861/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $422

Break-even live

Break-even rent $691

Max offer price $69,000

Occupancy floor 61%

Sensitivity live

Price	-10% $461	-5% $442	+0% $422	+5% $403	+10% $383
Rent	-10% $326	-5% $374	+0% $422	+5% $471	+10% $519
Rate	-1.0pp $457	-0.5pp $440	base $422	+0.5pp $405	+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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6605 George Washington Dr Jackson, MS	3.0	2.0	1247	$950	$0.76	14d	1	0.12mi
6513 Abraham Lincoln Dr Jackson, MS	3.0	1.5	1330	$950	$0.71	14d	1	0.32mi

Listing history 20 events

1. 2026-06-18
   price $69,000 Active 30 DOM
2. 2026-06-18
   days on market $95,000 Active 30 DOM
3. 2026-06-17
   days on market $95,000 Active 29 DOM
4. 2026-06-16
   days on market $95,000 Active 28 DOM
5. 2026-06-15
   days on market $95,000 Active 27 DOM
6. 2026-06-14
   days on market $95,000 Active 25 DOM
7. 2026-06-13
   days on market $95,000 Active 24 DOM
8. 2026-06-10
   days on market $95,000 Active 22 DOM
9. 2026-06-09
   days on market $95,000 Active 21 DOM
10. 2026-06-08
    days on market $95,000 Active 20 DOM
11. 2026-06-07
    days on market $95,000 Active 19 DOM
12. 2026-06-05
    days on market $95,000 Active 16 DOM
13. 2026-06-03
    days on market $95,000 Active 15 DOM
14. 2026-06-02
    days on market $95,000 Active 14 DOM
15. 2026-06-01
    days on market $95,000 Active 13 DOM
16. 2026-05-31
    days on market $95,000 Active 12 DOM
17. 2026-05-30
    days on market $95,000 Active 11 DOM
18. 2026-05-19
    listed $95,000 Active
19. 2023-09-04
    soldstatus
20. 1969-12-30
    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: $1,861 · $155/mo
• Projected year-2 tax: $1,861 · $155/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $14,706
• − Mortgage interest: −$3,865
• − Property taxes: −$1,861
• − Insurance: −$345
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$2,007
• Taxable income: $4,274
• Est. tax owed @ 24.0%: −$1,026
• After-tax cash flow: $4,043/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): 18,691
• Household income: $29,541
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1138.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% 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: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-19 Listed $95,000 MLSU
• 2023-09-04 Sold (Public Records) — Public Records
• 1969-12-30 Sold (Public Records) — Public Records

Property tax history

+18.6%/yr

Latest (2025): $1,861 · +394.4% YoY. Source: county tax records.