734 Montclair Pl · Jackson, MS 39206

$74,900

3 bd · 1.0 ba · 1,468 sqft · SingleFamily public records · 80 Days on market

Built 1955 9,583 sqft lot $51/sqft · 13% above area Est $67k · 13% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the heart of the serene and established North Park community, this charming mid-century ranch offers a perfect blend of timeless character and modern refreshment. From the moment you pull up to the classic blue exterior framed by mature shade trees, you will feel the inviting atmosphere of a true neighborhood gem. This home provides a generous layout spanning over 1,400 square feet of comfortable living space, designed for both quiet relaxation and effortless entertaining. Step inside to discover a bright and airy living room where large picture windows flood the space with natural light, beautifully highlighting the meticulously maintained original hardwood floors. The interior has been thoughtfully updated with a fresh, neutral color palette that complements any decor style. The spacious eat-in kitchen serves as the heart of the home, boasting crisp white cabinetry, durable tile flooring, and a classic gas range. With its ample counter space and dedicated dining area, it is the ideal spot for morning coffee or hosting family dinners. The three well-proportioned bedrooms offer peaceful retreats with plenty of closet storage, all centered around a conveniently located full bathroom. Beyond the interior, the property truly shines with its expansive backyard. Situated on an oversized lot, the outdoor space offers a rare level of privacy and room to roam, complete with a functional storage shed and a fully fenced perimeter that is perfect for pets, gardening, or weekend gatherings. Location is everything at 734 Montclair Place. You are perfectly positioned just minutes from the vibrant shopping and dining at The District at Eastover and the recreational trails of Parham Bridges Park. With Watkins Elementary just a short distance away and easy access to the best of North Jackson, this home offers the lifestyle and convenience you have been searching for.

Key facts

• Mid-century ranch
• Expansive backyard
• Oversized lot

Tags

• MID-CENTURY RANCH
• ORIGINAL HARDWOOD FLOORS
• SPACIOUS EAT-IN KITCHEN
• GAS RANGE
• EXPANSIVE BACKYARD
• OVERSIZED LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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: 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; 20 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 41% 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.94% ✓
• Cap rate: 16.65%
• Cash-on-cash: 37.00%
• DSCR: 2.65
• GRM: 4.3

CMA / ARV

• ARV (median comp): $66,502
• List price: $74,900
• Delta: 12.63%
• 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
4025 Carol Dr	0.16mi	3/2.0	1,316 (-10%)	7mo	$67,500	$51	66
670 Piermont St	0.51mi	4/2.0 (+1)	1,467 (-0%)	3mo	$79,900	$54	65
3771 Terrell Ave	0.56mi	3/2.0	1,470 (+0%)	12mo	$69,900	$48	60
726 Witsell Rd	0.51mi	3/2.0	1,448 (-1%)	12mo	$120,000	$83	59
540 Meadowview Dr	0.28mi	4/2.0 (+1)	1,610 (+10%)	6mo	$69,000	$43	57
3815 Douglas Ave	0.47mi	4/2.0 (+1)	1,360 (-7%)	3mo	$16,920	$12	54
958 Watkins Pl	0.44mi	3/2.0	1,316 (-10%)	4mo	$31,200	$24	54
947 Witsell Rd	0.48mi	3/2.0	1,300 (-11%)	2mo	$165,000	$127	53
827 Berwood Dr	0.31mi	3/2.0	1,266 (-14%)	14mo	$70,000	$55	47
1415 Geeston St	0.72mi	4/2.0 (+1)	1,508 (+3%)	15mo	$39,900	$26	40
390 Northside Cir	0.54mi	3/2.0	1,307 (-11%)	16mo	$125,000	$96	40
4560 Kirkley Cir	0.72mi	4/2.5 (+1)	1,585 (+8%)	4mo	$139,900	$88	39

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: 32.7%
• Equity multiple: 2.37×
• Total profit: $28,816
• Equity at exit: $11,168

10-year hold

• IRR: 39.6%
• Equity multiple: 4.68×
• Total profit: $77,167
• Equity at exit: $6,476

Cash invested: $20,972 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,456 high
• Mortgage (P&I): −$393
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $647

Break-even live

Break-even rent $638

Max offer price $74,900

Occupancy floor 51%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	21d	1	0.33mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	43d	1	0.33mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	13d	1	0.42mi
963 Pine Lake Dr Jackson, MS	3.0	1.5	1196	$1,050	$0.88	43d	1	0.62mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	43d	1	0.74mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	13d	1	0.74mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	13d	1	0.75mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	23d	1	0.75mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	23d	1	0.80mi
612 Heather Ln Jackson, MS	4.0	2.0	1642	$1,675	$1.02	23d	1	0.95mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	43d	1	1.04mi
220 Melbourne Rd Jackson, MS	4.0	2.0	1744	$1,350	$0.77	43d	1	1.06mi
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	43d	1	1.11mi
4091 Pine Hill Dr Jackson, MS	3.0	2.0	1551	$3,000	$1.93	23d	1	1.14mi
341 E Northside Dr Jackson, MS	4.0	2.0	1732	$1,775	$1.02	23d	1	1.24mi
4056 Redwing Ave Jackson, MS	3.0	2.0	1678	$1,850	$1.10	43d	1	1.33mi
4220 Council Cir Jackson, MS	3.0	2.5	1780	$1,850	$1.04	23d	1	1.34mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	1.42mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	13d	1	1.46mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	23d	1	1.46mi

Listing history 21 events

1. 2026-06-18
   days on market $74,900 Active 80 DOM
2. 2026-06-17
   days on market $74,900 Active 79 DOM
3. 2026-06-16
   days on market $74,900 Active 78 DOM
4. 2026-06-15
   days on market $74,900 Active 77 DOM
5. 2026-06-14
   days on market $74,900 Active 75 DOM
6. 2026-06-13
   days on market $74,900 Active 74 DOM
7. 2026-06-10
   days on market $74,900 Active 72 DOM
8. 2026-06-09
   days on market $74,900 Active 71 DOM
9. 2026-06-08
   days on market $74,900 Active 70 DOM
10. 2026-06-07
    days on market $74,900 Active 69 DOM
11. 2026-06-05
    days on market $74,900 Active 66 DOM
12. 2026-06-03
    days on market $74,900 Active 65 DOM
13. 2026-06-02
    days on market $74,900 Active 64 DOM
14. 2026-06-01
    days on market $74,900 Active 63 DOM
15. 2026-05-31
    days on market $74,900 Active 62 DOM
16. 2026-05-30
    days on market $74,900 Active 61 DOM
17. 2026-03-30
    listed $74,900 Active 1902-char remark

    Show marketing remark (1902 chars)

    Nestled in the heart of the serene and established North Park community, this charming mid-century ranch offers a perfect blend of timeless character and modern refreshment. From the moment you pull up to the classic blue exterior framed by mature shade trees, you will feel the inviting atmosphere of a true neighborhood gem. This home provides a generous layout spanning over 1,400 square feet of comfortable living space, designed for both quiet relaxation and effortless entertaining. Step inside to discover a bright and airy living room where large picture windows flood the space with natural light, beautifully highlighting the meticulously maintained original hardwood floors. The interior has been thoughtfully updated with a fresh, neutral color palette that complements any decor style. The spacious eat-in kitchen serves as the heart of the home, boasting crisp white cabinetry, durable tile flooring, and a classic gas range. With its ample counter space and dedicated dining area, it is the ideal spot for morning coffee or hosting family dinners. The three well-proportioned bedrooms offer peaceful retreats with plenty of closet storage, all centered around a conveniently located full bathroom. Beyond the interior, the property truly shines with its expansive backyard. Situated on an oversized lot, the outdoor space offers a rare level of privacy and room to roam, complete with a functional storage shed and a fully fenced perimeter that is perfect for pets, gardening, or weekend gatherings. Location is everything at 734 Montclair Place. You are perfectly positioned just minutes from the vibrant shopping and dining at The District at Eastover and the recreational trails of Parham Bridges Park. With Watkins Elementary just a short distance away and easy access to the best of North Jackson, this home offers the lifestyle and convenience you have been searching for.

18. 2020-11-05
    soldstatus
19. 2008-05-14
    soldstatus
20. 1988-02-22
    soldstatus
21. 1979-06-01
    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: $956 · $80/mo
• Projected year-2 tax: $956 · $80/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 · 20 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: $17,474
• − Mortgage interest: −$4,196
• − Property taxes: −$956
• − Insurance: −$374
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$2,179
• Taxable income: $6,973
• Est. tax owed @ 24.0%: −$1,674
• After-tax cash flow: $6,087/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

5 events — show timeline

• 2026-03-30 Listed $74,900 MLSU
• 2020-11-05 Sold (Public Records) — Public Records
• 2008-05-14 Sold (Public Records) — Public Records
• 1988-02-22 Sold (Public Records) — Public Records
• 1979-06-01 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $956 · +2.0% YoY. Source: county tax records.