156 Wacker Dr · Jackson, MS 39206

$97,900

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 94 Days on market

Built 1954 0.26 ac lot $81/sqft · 42% above area Est $72k · 36% over

---

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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• 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

Come and view this move in ready 3br/1ba home on a corner lot with beautiful wood flooring, Roof is 5 years old, gas hot water heater and HVAC unit are 1 year old. 1 car garage with ample extra parking, partially fenced back yard, spacious corner lot, and long front porch. Near main roads, buses, I55, hospital and clinics, schools, shopping, dining and entertaining. Grants and down payment assistance available for home buyers, call your favorite Realtor now to view!

Key facts

• Wood flooring
• Gas hot water heater
• Long front porch

Tags

• CORNER LOT
• WOOD FLOORING
• GAS HOT WATER HEATER
• HVAC UNIT
• PARTIALLY FENCED BACK YARD
• LONG FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.

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 (+2.8%/yr); 119 active listings in the ZIP; 27 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).
• This rent runs 38% of the median local income ($43k/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 $677 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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

• Watch-outs: built in 1954 — 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 $89,089 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 1.37% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.08%
• DSCR: 1.72
• GRM: 6.1

CMA / ARV

• ARV (median comp): $71,725
• List price: $97,900
• Delta: 36.49%
• 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
134 Wacker Dr	0.05mi	3/1.0	1,218 (+1%)	6mo	$70,000	$57	91
130 Wacker Dr	0.07mi	3/1.0	1,302 (+8%)	1mo	$35,000	$27	83
421 Benning Rd	0.51mi	3/1.0	1,155 (-4%)	3mo	$74,900	$65	67
528 N Park Ln	0.36mi	4/1.0 (+1)	1,170 (-3%)	8mo	$50,000	$43	67
125 Camero Dr	0.45mi	3/1.5	1,143 (-5%)	5mo	$89,900	$79	65
506 Broadmoor Dr	0.58mi	3/2.0	1,187 (-1%)	2mo	$79,900	$67	65
4858 Sheridan Dr	0.51mi	3/2.0	1,264 (+5%)	2mo	$123,000	$97	62
214 Melbourne Rd Rd	0.60mi	2/1.0 (-1)	1,207 (+0%)	6mo	$85,000	$70	62
4875 Churchill Dr	0.55mi	3/1.0	1,118 (-7%)	3mo	$69,900	$63	60
4574 Hanging Moss Rd	0.36mi	2/2.0 (-1)	1,306 (+8%)	8mo	$64,900	$50	53
610 Lawrence Rd	0.71mi	3/1.0	1,302 (+8%)	4mo	$69,900	$54	50
521 Launcelot Rd	0.60mi	3/2.0	1,346 (+12%)	6mo	$87,000	$65	43

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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.27×
• Total profit: $7,331
• Equity at exit: $14,597

10-year hold

• IRR: 16.1%
• Equity multiple: 2.30×
• Total profit: $35,689
• Equity at exit: $8,465

Cash invested: $27,412 (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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,337 high
• Mortgage (P&I): −$513
• Tax from tax record: −$134 /mo · $1,613/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $367

Break-even live

Break-even rent $872

Max offer price $97,900

Occupancy floor 68%

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: $24,475
• Closing costs: $2,937
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	43d	1	0.18mi
227 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	13d	2	0.33mi
227 Lawrence Rd #227 Jackson, MS	2.0	1.0	840	$995	$1.18	43d	1	0.33mi
229 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	23d	1	0.34mi
229 Lawrence Rd #229 Jackson, MS	2.0	1.0	840	$995	$1.18	43d	1	0.34mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	0.48mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	23d	1	0.49mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	13d	1	0.49mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	13d	1	0.57mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	43d	1	0.57mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	43d	1	0.58mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	43d	1	0.58mi
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	23d	1	0.71mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	13d	1	0.71mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	43d	1	0.71mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	23d	1	0.77mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	43d	1	0.79mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	23d	1	0.81mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	13d	1	0.81mi
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,100	$1.35	13d	1	0.94mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	0.94mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	21d	1	1.00mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	13d	1	1.02mi
963 Pine Lake Dr Jackson, MS	3.0	1.5	1196	$1,050	$0.88	43d	1	1.05mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	13d	1	1.14mi
5421 Crepe Myrtle Dr Jackson, MS	4.0	1.5	1079	$1,295	$1.20	23d	1	1.18mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$1,100	$1.05	13d	31	1.25mi

Listing history 24 events

1. 2026-06-18
   days on market $97,900 Active 94 DOM
2. 2026-06-17
   days on market $97,900 Active 93 DOM
3. 2026-06-16
   days on market $97,900 Active 92 DOM
4. 2026-06-15
   days on market $97,900 Active 91 DOM
5. 2026-06-14
   days on market $97,900 Active 89 DOM
6. 2026-06-13
   days on market $97,900 Active 88 DOM
7. 2026-06-10
   days on market $97,900 Active 86 DOM
8. 2026-06-09
   days on market $97,900 Active 85 DOM
9. 2026-06-08
   days on market $97,900 Active 84 DOM
10. 2026-06-07
    days on market $97,900 Active 83 DOM
11. 2026-06-05
    days on market $97,900 Active 80 DOM
12. 2026-06-03
    days on market $97,900 Active 79 DOM
13. 2026-06-02
    days on market $97,900 Active 78 DOM
14. 2026-06-01
    days on market $97,900 Active 77 DOM
15. 2026-05-31
    days on market $97,900 Active 76 DOM
16. 2026-05-30
    days on market $97,900 Active 75 DOM
17. 2026-04-02
    status Active 471-char remark

    Show marketing remark (471 chars)

    Come and view this move in ready 3br/1ba home on a corner lot with beautiful wood flooring, Roof is 5 years old, gas hot water heater and HVAC unit are 1 year old. 1 car garage with ample extra parking, partially fenced back yard, spacious corner lot, and long front porch. Near main roads, buses, I55, hospital and clinics, schools, shopping, dining and entertaining. Grants and down payment assistance available for home buyers, call your favorite Realtor now to view!

18. 2026-03-30
    status Pending 471-char remark

    Show marketing remark (471 chars)

    Come and view this move in ready 3br/1ba home on a corner lot with beautiful wood flooring, Roof is 5 years old, gas hot water heater and HVAC unit are 1 year old. 1 car garage with ample extra parking, partially fenced back yard, spacious corner lot, and long front porch. Near main roads, buses, I55, hospital and clinics, schools, shopping, dining and entertaining. Grants and down payment assistance available for home buyers, call your favorite Realtor now to view!

19. 2026-03-13
    listed $99,900 Active 471-char remark

    Show marketing remark (471 chars)

    Come and view this move in ready 3br/1ba home on a corner lot with beautiful wood flooring, Roof is 5 years old, gas hot water heater and HVAC unit are 1 year old. 1 car garage with ample extra parking, partially fenced back yard, spacious corner lot, and long front porch. Near main roads, buses, I55, hospital and clinics, schools, shopping, dining and entertaining. Grants and down payment assistance available for home buyers, call your favorite Realtor now to view!

20. 2023-10-10
    historical
21. 2023-05-11
    listed $50,000 Active
22. 2022-04-26
    soldstatus
23. 1996-08-09
    soldstatus
24. 1980-11-21
    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: $1,613 · $134/mo
• Projected year-2 tax: $1,613 · $134/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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,039
• − Mortgage interest: −$5,484
• − Property taxes: −$1,613
• − Insurance: −$490
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$2,848
• Taxable income: $3,039
• Est. tax owed @ 24.0%: −$729
• After-tax cash flow: $3,679/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+99.8% since first listed

8 events — show timeline

• 2026-04-02 Relisted — MLSU
• 2026-03-30 Pending — MLSU
• 2026-03-13 Listed $99,900 MLSU
• 2023-10-10 Listing Removed — MLSU
• 2023-05-11 Listed $50,000 MLSU
• 2022-04-26 Sold (Public Records) — Public Records
• 1996-08-09 Sold (Public Records) — Public Records
• 1980-11-21 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,613 · +1.8% YoY. Source: county tax records.