1643 Chapman Dr · Jackson, MS 39204

$6,000

4 bd · 2.0 ba · 1,695 sqft · SingleFamily public records · 49 Days on market

Built 1948 0.40 ac lot $4/sqft · 90% below area

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

Listing remarks

Title will be conveyed by a Quit Claim Deed. If purchaser requires title insurance, closing will have to be handled by Title and Abstract Agency of America, Inc. Approximate cost to close with title insurance is $1500.00, which buyer will need to pay. Seller obtained title insurance through Title and Abstract through a Tax Certification Procedure, which an underwriter accepted. Please refer to the Document Section of listing for owner's present title policy. ..

Key facts

• 0.4 acre lot
• Built 1948
• Listed 49 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; House; One story
• Construction: Solid masonry construction; Brick/mortar foundation; Built (year per public records)
• Exterior features: Asphalt shingle roof; Lot about 0.4 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One-level living

🏷️ Possibly a rental listed for sale. The $6,000 price doesn't fit this home's estimated sale value (~$63,073) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $6k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $6k).
• Recommended offer: $6k (3.0% below list) — sets the bar for market timing.
• Cap rate 206.6% 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: Spann Elementary School (math 7% / reading 21%, grade F, #289 of 375 statewide, top 78%, 395 students, 100% FRL); Cardozo Middle School (math 5% / reading 10%, grade F, #168 of 179 statewide, top 94%, 625 students, 100% FRL); Provine High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 774 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,320/mo this rent would consume 52% 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 $641 of equity ($41 loan paydown + $600 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($6k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $6k (52%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,820 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 22.01% ✓
• Cap rate: 206.62%
• Cash-on-cash: 715.45%
• DSCR: 32.83
• GRM: 0.4

CMA / ARV

• ARV (median comp): $63,073
• List price: $6,000
• Delta: -90.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1732 Southhaven Cir	0.59mi	3/2.0 (-1)	1,675 (-1%)	8mo	$62,500	$37	59
1726 Dianne Dr	0.57mi	4/2.5	1,690 (-0%)	18mo	$42,000	$25	56
5020 Barrier Pl	0.62mi	3/2.0 (-1)	1,688 (-0%)	12mo	$94,500	$56	55
5042 Lurline Dr	0.52mi	4/2.0	1,796 (+6%)	16mo	$89,999	$50	52
1843 Longwood Dr	0.68mi	3/2.0 (-1)	1,634 (-4%)	10mo	$125,000	$76	49
210 Lea Cir	0.57mi	3/1.5 (-1)	1,544 (-9%)	8mo	$29,900	$19	45
2605 Cliffwood Dr	0.61mi	3/2.0 (-1)	1,566 (-8%)	13mo	$97,500	$62	43
2530 Crestleigh Mnr	0.51mi	3/1.5 (-1)	1,445 (-15%)	8mo	$62,000	$43	38
1505 Vernon Cir	0.73mi	3/2.0 (-1)	1,605 (-5%)	19mo	$69,000	$43	36

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: —
• Equity multiple: 45.08×
• Total profit: $74,060
• Equity at exit: $5,405

10-year hold

• IRR: —
• Equity multiple: 111.27×
• Total profit: $185,254
• Equity at exit: $11,657

Cash invested: $1,680 (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: 0.4×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$31
• Tax est. 1.5%: −$8 /mo · $90/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $1,002

Break-even live

Break-even rent $52

Max offer price $6,000

Occupancy floor 19%

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: $1,500
• Closing costs: $180
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	13d	1	0.39mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	13d	1	0.49mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	13d	1	0.70mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	0.81mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.81mi
2010 Chadwick Dr Jackson, MS	3.0	2.0	1275	$1,145	$0.90	43d	1	0.84mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	43d	1	0.84mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	0.85mi
1641 Woodburn St Jackson, MS	5.0	2.0	1300	$1,812	$1.39	13d	1	0.88mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	23d	1	0.89mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	13d	1	0.89mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	0.89mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	0.93mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	0.94mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	1.14mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	13d	1	1.14mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	1.16mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	1.16mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	1.16mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	1.21mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	1.25mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	1.25mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	1.32mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	1.32mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	1.35mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	1.39mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	1.45mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	1.45mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	1.48mi

Listing history 47 events

1. 2026-06-18
   days on market $6,000 Active 49 DOM
2. 2026-06-17
   days on market $6,000 Active 48 DOM
3. 2026-06-16
   days on market $6,000 Active 47 DOM
4. 2026-06-15
   days on market $6,000 Active 46 DOM
5. 2026-06-14
   days on market $6,000 Active 44 DOM
6. 2026-06-13
   days on market $6,000 Active 43 DOM
7. 2026-06-10
   days on market $6,000 Active 41 DOM
8. 2026-06-09
   days on market $6,000 Active 40 DOM
9. 2026-06-09
   remarks 465-char remark
10. 2026-06-08
    days on market $6,000 Active 39 DOM
11. 2026-06-07
    days on market $6,000 Active 38 DOM
12. 2026-06-05
    days on market $6,000 Active 35 DOM
13. 2026-06-03
    days on market $6,000 Active 34 DOM
14. 2026-06-02
    days on market $6,000 Active 33 DOM
15. 2026-06-01
    days on market $6,000 Active 32 DOM
16. 2026-05-31
    days on market $6,000 Active 31 DOM
17. 2026-05-30
    days on market $6,000 Active 30 DOM
18. 2026-05-14
    price $6,000 16-char remark
19. 2026-04-30
    listed $12,500 Active 16-char remark
20. 2025-11-03
    status Pending
21. 2025-10-26
    historical
22. 2025-09-08
    listed $13,990 Active
23. 2025-09-05
    historical
24. 2025-08-26
    price $14,000
25. 2025-07-18
    price $18,000
26. 2025-07-18
    price $16,600
27. 2025-07-14
    listed $15,000 Active
28. 2025-06-06
    price $32,999
29. 2025-05-20
    status Active
30. 2025-05-06
    status Pending
31. 2025-05-06
    historical
32. 2025-03-25
    status Active
33. 2025-03-21
    historical
34. 2025-03-13
    price $36,000
35. 2025-01-24
    listed $40,000 Active
36. 2024-04-09
    soldstatus
37. 2018-08-07
    soldstatus
38. 2015-07-28
    soldstatus
39. 2010-09-30
    soldstatus
40. 2008-08-21
    soldstatus
41. 2008-07-25
    soldstatus
42. 2008-03-18
    listed $22,900
43. 2006-10-13
    soldstatus
44. 2006-09-25
    soldstatus
45. 2006-05-09
    listed $75,000
46. 1997-01-08
    soldstatus
47. 1987-11-05
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 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: $15,845
• − Mortgage interest: −$336
• − Property taxes: −$90
• − Insurance: −$30
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$175
• Taxable income: $12,679
• Est. tax owed @ 24.0%: −$3,043
• After-tax cash flow: $8,977/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

-92.0% since first listed

30 events — show timeline

• 2026-05-14 Price Changed $6,000 MLSU
• 2026-04-30 Listed $12,500 MLSU
• 2025-11-03 Pending — MLSU
• 2025-10-26 Listing Removed — MLSU
• 2025-09-08 Listed $13,990 MLSU
• 2025-09-05 Listing Removed — MLSU
• 2025-08-26 Price Changed $14,000 MLSU
• 2025-07-18 Price Changed $18,000 MLSU
• 2025-07-18 Price Changed $16,600 MLSU
• 2025-07-14 Listed $15,000 MLSU
• 2025-06-06 Price Changed $32,999 MLSU
• 2025-05-20 Relisted — MLSU
• 2025-05-06 Pending — MLSU
• 2025-05-06 Listing Removed — MLSU
• 2025-03-25 Relisted — MLSU
• 2025-03-21 Listing Removed — MLSU
• 2025-03-13 Price Changed $36,000 MLSU
• 2025-01-24 Listed $40,000 MLSU
• 2024-04-09 Sold (Public Records) — Public Records
• 2018-08-07 Sold (Public Records) — Public Records
• 2015-07-28 Sold (Public Records) — Public Records
• 2010-09-30 Sold (Public Records) — Public Records
• 2008-08-21 Sold (Public Records) — Public Records
• 2008-07-25 Sold (MLS) — MLSU
• 2008-03-18 Listed $22,900 MLSU
• 2006-10-13 Sold (Public Records) — Public Records
• 2006-09-25 Sold (MLS) — MLSU
• 2006-05-09 Listed $75,000 MLSU
• 1997-01-08 Sold (Public Records) — Public Records
• 1987-11-05 Sold (Public Records) — Public Records

Property tax history

-7.1%/yr

Latest (2025): $699 · -59.8% YoY. Source: county tax records.