1073 Maria Dr · Jackson, MS 39204

$105,000

5 bd · 2.5 ba · 2,064 sqft · SingleFamily public records · 143 Days on market

Built 1960 0.31 ac lot $51/sqft · 30% above area Est $92k · 14% over

---

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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Schools +1.1/10.0

Listing remarks MLS

INVESTOR ALERT CASH BONANZA EXCELLENT CASH FLOW WITH TENANT IN PLACE. * NO DELAYS *NO REHAB *BUY AND HOLD / ANCHOR PORTFOLIO

Key facts

• 0.31 acre lot
• 2 garage spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $-24 ($-290/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (4.1% below list).
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (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: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1,466/mo this rent would consume 58% 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 $11k of equity ($726 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 + 8.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 22y 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $92,400 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.40% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.43%
• DSCR: 1.73
• GRM: 6.0

CMA / ARV

• ARV (median comp): $92,308
• List price: $105,000
• Delta: 13.75%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1643 Maria Dr Dr	0.48mi	5/2.5	2,056 (-0%)	14mo	$87,000	$42	65
1215 Garden Park Dr	0.44mi	4/2.0 (-1)	1,957 (-5%)	16mo	$105,000	$54	51

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: 26.4%
• Equity multiple: 3.17×
• Total profit: $63,700
• Equity at exit: $94,592

10-year hold

• IRR: 25.4%
• Equity multiple: 8.09×
• Total profit: $208,590
• Equity at exit: $203,992

Cash invested: $29,400 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$551
• Tax from tax record: −$161 /mo · $1,937/yr
• Insurance: −$44
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-24

Break-even live

Break-even rent $1,497

Max offer price $100,738

Occupancy floor 97%

Sensitivity live

Price	-10% $35	-5% $6	+0% $-24	+5% $-54	+10% $-84
Rent	-10% $-140	-5% $-82	+0% $-24	+5% $34	+10% $92
Rate	-1.0pp $29	-0.5pp $3	base $-24	+0.5pp $-51	+1.0pp $-79

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	24d	1	0.20mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	0.26mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	0.26mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	14d	1	0.40mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	24d	1	0.77mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	24d	1	0.80mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	14d	1	0.93mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	44d	1	0.93mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	0.95mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	14d	1	1.03mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	14d	1	1.35mi

Listing history 43 events

1. 2026-06-18
   days on market $105,000 Active 143 DOM
2. 2026-06-17
   days on market $105,000 Active 142 DOM
3. 2026-06-16
   days on market $105,000 Active 141 DOM
4. 2026-06-15
   days on market $105,000 Active 140 DOM
5. 2026-06-14
   days on market $105,000 Active 138 DOM
6. 2026-06-13
   days on market $105,000 Active 137 DOM
7. 2026-06-10
   days on market $105,000 Active 135 DOM
8. 2026-06-09
   days on market $105,000 Active 134 DOM
9. 2026-06-08
   days on market $105,000 Active 133 DOM
10. 2026-06-07
    days on market $105,000 Active 132 DOM
11. 2026-06-05
    days on market $105,000 Active 129 DOM
12. 2026-06-03
    days on market $105,000 Active 128 DOM
13. 2026-06-02
    days on market $105,000 Active 127 DOM
14. 2026-06-01
    days on market $105,000 Active 126 DOM
15. 2026-05-31
    days on market $105,000 Active 125 DOM
16. 2026-05-30
    days on market $105,000 Active 124 DOM
17. 2026-05-02
    status Active 136-char remark

    Show marketing remark (136 chars)

    INVESTOR ALERT CASH BONANZA EXCELLENT CASH FLOW WITH TENANT IN PLACE. * NO DELAYS *NO REHAB *BUY AND HOLD / ANCHOR PORTFOLIO

18. 2026-04-30
    historical 136-char remark

    Show marketing remark (136 chars)

    INVESTOR ALERT CASH BONANZA EXCELLENT CASH FLOW WITH TENANT IN PLACE. * NO DELAYS *NO REHAB *BUY AND HOLD / ANCHOR PORTFOLIO

19. 2026-01-24
    listed $105,000 Active 136-char remark

    Show marketing remark (136 chars)

    INVESTOR ALERT CASH BONANZA EXCELLENT CASH FLOW WITH TENANT IN PLACE. * NO DELAYS *NO REHAB *BUY AND HOLD / ANCHOR PORTFOLIO

20. 2025-12-29
    historical
21. 2025-10-03
    listed $110,000 Active
22. 2025-06-07
    status Active
23. 2025-04-18
    status Pending
24. 2025-04-18
    historical
25. 2025-04-03
    status Active
26. 2025-03-31
    status Pending
27. 2025-03-19
    listed $135,000 Active
28. 2023-06-08
    soldstatus
29. 2022-08-22
    historical
30. 2022-07-29
    status Active
31. 2022-03-28
    status Pending
32. 2022-03-16
    status Active
33. 2022-02-21
    listed $89,000 Active
34. 2021-10-20
    historical
35. 2017-05-29
    listed $85,000
36. 2016-04-20
    soldstatus
37. 2016-04-12
    soldstatus
38. 2016-03-17
    listed $30,740
39. 2005-02-18
    soldstatus
40. 2005-02-18
    soldstatus
41. 2004-10-02
    listed $91,900
42. 1980-10-06
    soldstatus
43. 1960-12-30
    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: $1,937 · $161/mo
• Projected year-2 tax: $1,937 · $161/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $17,593
• − Mortgage interest: −$5,882
• − Property taxes: −$1,937
• − Insurance: −$5,644
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$3,055
• Taxable loss: −$1,738
• Est. tax savings @ 24.0%: +$417
• After-tax cash flow: $128/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

+14.3% since first listed

27 events — show timeline

• 2026-05-02 Relisted — MLSU
• 2026-04-30 Listing Removed — MLSU
• 2026-01-24 Listed $105,000 MLSU
• 2025-12-29 Listing Removed — MLSU
• 2025-10-03 Listed $110,000 MLSU
• 2025-06-07 Relisted — MLSU
• 2025-04-18 Pending — MLSU
• 2025-04-18 Listing Removed — MLSU
• 2025-04-03 Relisted — MLSU
• 2025-03-31 Pending — MLSU
• 2025-03-19 Listed $135,000 MLSU
• 2023-06-08 Sold (Public Records) — Public Records
• 2022-08-22 Listing Removed — MLSU
• 2022-07-29 Relisted — MLSU
• 2022-03-28 Pending — MLSU
• 2022-03-16 Relisted — MLSU
• 2022-02-21 Listed $89,000 MLSU
• 2021-10-20 Listing Removed — MLSU
• 2017-05-29 Listed $85,000 MLSU
• 2016-04-20 Sold (MLS) — MLSU
• 2016-04-12 Sold (Public Records) — Public Records
• 2016-03-17 Listed $30,740 MLSU
• 2005-02-18 Sold (Public Records) — Public Records
• 2005-02-18 Sold (MLS) — MLSU
• 2004-10-02 Listed $91,900 MLSU
• 1980-10-06 Sold (Public Records) — Public Records
• 1960-12-30 Sold (Public Records) — Public Records

Property tax history

+14.4%/yr

Latest (2025): $1,937 · +2.3% YoY. Source: county tax records.