253 Rowland Ave · Jackson, MS 39209

$99,000

3 bd · 2.0 ba · 1,326 sqft · SingleFamily public records · 401 Days on market

Built 1960 8,712 sqft lot $75/sqft · 81% above area

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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 +27.9/30.0
• Appreciation +10.0/10.0
• DSCR +9.9/10.0
• 1% rule +7.5/10.0
• 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 MLS

Welcome to your charming new home! This delightful three-bedroom, two-bathroom residence offers updates including a new roof, HVAC system, flooring, and paint. Inside, you'll find a spacious living room and a well-equipped kitchen. Outside, the generous backyard is perfect for outdoor enjoyment. This home is move-in ready and waiting for its new owners. Don't miss out - schedule a showing today!

Key facts

• 8,712 sq ft lot
• 2 parking spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% 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: 165 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 41% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 401 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $31k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 401 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 1960 — 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: 1.25% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.25%
• DSCR: 1.59
• GRM: 6.7

CMA / ARV

• ARV (median comp): $55,123
• List price: $99,000
• Delta: 79.60%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 N Springfield Cir	0.07mi	3/1.5	1,244 (-6%)	3mo	$45,000	$36	82
4848 Gaylyn Dr	0.46mi	3/2.0	1,310 (-1%)	2mo	$80,000	$61	74
156 Springfield Cir	0.20mi	3/2.0	1,358 (+2%)	20mo	$55,000	$41	70
216 Meadowview St	0.65mi	3/1.0	1,352 (+2%)	2mo	$44,700	$33	61
214 Manchester Ave	0.24mi	3/1.5	1,466 (+11%)	14mo	$65,000	$44	57
4434 Joel Ave	0.50mi	3/1.0	1,211 (-9%)	6mo	$65,000	$54	54
4867 Rosehaven Dr	0.55mi	3/1.5	1,449 (+9%)	5mo	$52,500	$36	53
5002 Clinton Blvd	0.44mi	3/1.0	1,206 (-9%)	19mo	$12,000	$10	44
124 Clinton Cir	0.52mi	3/1.0	1,404 (+6%)	22mo	$83,500	$59	44

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: 34.0%
• Equity multiple: 3.65×
• Total profit: $73,426
• Equity at exit: $89,187

10-year hold

• IRR: 29.3%
• Equity multiple: 8.25×
• Total profit: $200,915
• Equity at exit: $192,335

Cash invested: $27,720 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $306

Break-even live

Break-even rent $848

Max offer price $99,000

Occupancy floor 70%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Barbara Ave Jackson, MS	3.0	1.0	1584	$850	$0.54	21d	1	0.72mi
4539 Ritchey Dr Jackson, MS	3.0	2.0	1144	$1,250	$1.09	43d	1	0.90mi
5301 Queen Mary Ln Jackson, MS	4.0	2.0	1100	$1,338	$1.22	13d	1	0.95mi
264 Sewanee Dr Jackson, MS	3.0	1.0	1217	$995	$0.82	23d	1	0.98mi
5629 Queen Mary Ln Jackson, MS	3.0	2.0	1272	$1,395	$1.10	13d	1	1.47mi

Listing history 31 events

1. 2026-06-18
   days on market $99,000 Active 401 DOM
2. 2026-06-17
   days on market $99,000 Active 400 DOM
3. 2026-06-16
   days on market $99,000 Active 399 DOM
4. 2026-06-15
   days on market $99,000 Active 398 DOM
5. 2026-06-14
   days on market $99,000 Active 396 DOM
6. 2026-06-13
   days on market $99,000 Active 395 DOM
7. 2026-06-10
   days on market $99,000 Active 393 DOM
8. 2026-06-09
   days on market $99,000 Active 392 DOM
9. 2026-06-08
   days on market $99,000 Active 391 DOM
10. 2026-06-07
    days on market $99,000 Active 390 DOM
11. 2026-06-05
    days on market $99,000 Active 387 DOM
12. 2026-06-03
    days on market $99,000 Active 386 DOM
13. 2026-06-02
    days on market $99,000 Active 385 DOM
14. 2026-06-01
    days on market $99,000 Active 384 DOM
15. 2026-05-31
    days on market $99,000 Active 383 DOM
16. 2026-05-30
    days on market $99,000 Active 382 DOM
17. 2026-01-08
    status Active 399-char remark

    Show marketing remark (399 chars)

    Welcome to your charming new home! This delightful three-bedroom, two-bathroom residence offers updates including a new roof, HVAC system, flooring, and paint. Inside, you'll find a spacious living room and a well-equipped kitchen. Outside, the generous backyard is perfect for outdoor enjoyment. This home is move-in ready and waiting for its new owners. Don't miss out - schedule a showing today!

18. 2025-05-08
    price $99,000 399-char remark

    Show marketing remark (399 chars)

    Welcome to your charming new home! This delightful three-bedroom, two-bathroom residence offers updates including a new roof, HVAC system, flooring, and paint. Inside, you'll find a spacious living room and a well-equipped kitchen. Outside, the generous backyard is perfect for outdoor enjoyment. This home is move-in ready and waiting for its new owners. Don't miss out - schedule a showing today!

19. 2025-02-20
    price $105,000 399-char remark

    Show marketing remark (399 chars)

    Welcome to your charming new home! This delightful three-bedroom, two-bathroom residence offers updates including a new roof, HVAC system, flooring, and paint. Inside, you'll find a spacious living room and a well-equipped kitchen. Outside, the generous backyard is perfect for outdoor enjoyment. This home is move-in ready and waiting for its new owners. Don't miss out - schedule a showing today!

20. 2025-01-21
    status Active 399-char remark

    Show marketing remark (399 chars)

    Welcome to your charming new home! This delightful three-bedroom, two-bathroom residence offers updates including a new roof, HVAC system, flooring, and paint. Inside, you'll find a spacious living room and a well-equipped kitchen. Outside, the generous backyard is perfect for outdoor enjoyment. This home is move-in ready and waiting for its new owners. Don't miss out - schedule a showing today!

21. 2024-12-16
    status Pending 399-char remark

    Show marketing remark (399 chars)

    Welcome to your charming new home! This delightful three-bedroom, two-bathroom residence offers updates including a new roof, HVAC system, flooring, and paint. Inside, you'll find a spacious living room and a well-equipped kitchen. Outside, the generous backyard is perfect for outdoor enjoyment. This home is move-in ready and waiting for its new owners. Don't miss out - schedule a showing today!

22. 2024-11-13
    status Pending 399-char remark

    Show marketing remark (399 chars)

    Welcome to your charming new home! This delightful three-bedroom, two-bathroom residence offers updates including a new roof, HVAC system, flooring, and paint. Inside, you'll find a spacious living room and a well-equipped kitchen. Outside, the generous backyard is perfect for outdoor enjoyment. This home is move-in ready and waiting for its new owners. Don't miss out - schedule a showing today!

23. 2024-11-13
    historical 399-char remark

    Show marketing remark (399 chars)

    Welcome to your charming new home! This delightful three-bedroom, two-bathroom residence offers updates including a new roof, HVAC system, flooring, and paint. Inside, you'll find a spacious living room and a well-equipped kitchen. Outside, the generous backyard is perfect for outdoor enjoyment. This home is move-in ready and waiting for its new owners. Don't miss out - schedule a showing today!

24. 2024-07-02
    status Active 399-char remark

    Show marketing remark (399 chars)

    Welcome to your charming new home! This delightful three-bedroom, two-bathroom residence offers updates including a new roof, HVAC system, flooring, and paint. Inside, you'll find a spacious living room and a well-equipped kitchen. Outside, the generous backyard is perfect for outdoor enjoyment. This home is move-in ready and waiting for its new owners. Don't miss out - schedule a showing today!

25. 2024-06-30
    historical 399-char remark

    Show marketing remark (399 chars)

    Welcome to your charming new home! This delightful three-bedroom, two-bathroom residence offers updates including a new roof, HVAC system, flooring, and paint. Inside, you'll find a spacious living room and a well-equipped kitchen. Outside, the generous backyard is perfect for outdoor enjoyment. This home is move-in ready and waiting for its new owners. Don't miss out - schedule a showing today!

26. 2024-04-09
    price $115,000 399-char remark

    Show marketing remark (399 chars)

    Welcome to your charming new home! This delightful three-bedroom, two-bathroom residence offers updates including a new roof, HVAC system, flooring, and paint. Inside, you'll find a spacious living room and a well-equipped kitchen. Outside, the generous backyard is perfect for outdoor enjoyment. This home is move-in ready and waiting for its new owners. Don't miss out - schedule a showing today!

27. 2024-03-15
    listed $130,000 Active 399-char remark

    Show marketing remark (399 chars)

    Welcome to your charming new home! This delightful three-bedroom, two-bathroom residence offers updates including a new roof, HVAC system, flooring, and paint. Inside, you'll find a spacious living room and a well-equipped kitchen. Outside, the generous backyard is perfect for outdoor enjoyment. This home is move-in ready and waiting for its new owners. Don't miss out - schedule a showing today!

28. 2021-01-04
    soldstatus 48-char remark

    Show marketing remark (48 chars)

    Awesome investment opportunity! Home sold AS-IS!

29. 2020-12-31
    soldstatus
30. 2020-12-22
    listed $10,000 48-char remark

    Show marketing remark (48 chars)

    Awesome investment opportunity! Home sold AS-IS!

31. 1985-07-01
    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: $1,316 · $110/mo
• Projected year-2 tax: $1,316 · $110/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 ≥109°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: $14,828
• − Mortgage interest: −$5,546
• − Property taxes: −$1,316
• − Insurance: −$495
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$2,880
• Taxable income: $2,220
• Est. tax owed @ 24.0%: −$533
• After-tax cash flow: $3,141/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+890.0% since first listed

15 events — show timeline

• 2026-01-08 Relisted — MLSU
• 2025-05-08 Price Changed $99,000 MLSU
• 2025-02-20 Price Changed $105,000 MLSU
• 2025-01-21 Relisted — MLSU
• 2024-12-16 Pending — MLSU
• 2024-11-13 Pending — MLSU
• 2024-11-13 Listing Removed — MLSU
• 2024-07-02 Relisted — MLSU
• 2024-06-30 Listing Removed — MLSU
• 2024-04-09 Price Changed $115,000 MLSU
• 2024-03-15 Listed $130,000 MLSU
• 2021-01-04 Sold (MLS) — MLSU
• 2020-12-31 Sold (Public Records) — Public Records
• 2020-12-22 Listed $10,000 MLSU
• 1985-07-01 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,316 · +2.6% YoY. Source: county tax records.