351 Lawrence Rd · Jackson, MS 39206

$100,000

2 bd · 1.0 ba · 1,090 sqft · SingleFamily public records · 51 Days on market

Built 1959 0.27 ac lot $92/sqft · 149% above 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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! Some updates completed. Good floor plan. Great flex space for home office, gym or playroom! Close to schools and shopping!

Key facts

• 0.27 acre lot
• 3 parking spots
• Built 1959

Property features AI

Finance

• Other: Lot approximately 0.27 acres

Exterior

• Parking: Driveway with room for 3 vehicles; No garage
• Utilities: Public water; Public sewer; Water connected; Sewer connected
• Home design: Single-family residence (house); One level
• Construction: Wood siding; Conventional foundation; Built in public records (year built source: public records)
• Exterior features: Architectural shingle roof

Interior

• Kitchen: Electric range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% 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: 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: North Jackson Elementary School (math 7% / reading 25%, grade F, #270 of 375 statewide, top 72%, 383 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 24 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 34% 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 $691 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y 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 1959 — 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1959 — 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: 1.20% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.67%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (median comp): $40,122
• List price: $100,000
• Delta: 149.24%
• 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
4875 Churchill Dr	0.11mi	3/1.0 (+1)	1,118 (+3%)	3mo	$69,900	$63	83
421 Benning Rd	0.08mi	3/1.0 (+1)	1,155 (+6%)	3mo	$74,900	$65	79
544 Wellington Rd	0.49mi	2/1.0	1,092 (+0%)	4mo	$79,900	$73	73
522 Woodbury Rd	0.20mi	3/1.0 (+1)	1,012 (-7%)	1mo	$25,000	$25	73
506 Broadmoor Dr	0.25mi	3/2.0 (+1)	1,187 (+9%)	2mo	$79,900	$67	63
4851 Maplewood Dr	0.20mi	3/1.0 (+1)	1,201 (+10%)	8mo	$74,900	$62	62
125 Camero Dr	0.43mi	3/1.5 (+1)	1,143 (+5%)	5mo	$89,900	$79	61
515 Belvedere Rd	0.46mi	3/1.0 (+1)	1,163 (+7%)	9mo	$69,900	$60	55
746 Launcelot Rd	0.36mi	3/1.0 (+1)	1,200 (+10%)	12mo	$69,900	$58	51
134 Wacker Dr	0.48mi	3/1.0 (+1)	1,218 (+12%)	6mo	$70,000	$57	48
535 Avalon Rd	0.40mi	3/2.0 (+1)	1,199 (+10%)	9mo	$120,000	$100	48
716 Robinhood Rd	0.46mi	3/1.0 (+1)	1,200 (+10%)	13mo	$69,900	$58	46

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,414
• Equity at exit: $14,910

10-year hold

• IRR: 11.7%
• Equity multiple: 1.91×
• Total profit: $25,487
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,201 high
• Mortgage (P&I): −$524
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $296

Break-even live

Break-even rent $827

Max offer price $100,000

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	0.18mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	43d	1	0.19mi
229 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	23d	1	0.19mi
229 Lawrence Rd #229 Jackson, MS	2.0	1.0	840	$995	$1.18	43d	1	0.19mi
227 Lawrence Rd Jackson, MS	1.0	1.0	840	$900	$1.07	23d	1	0.20mi
227 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	13d	2	0.20mi
227 Lawrence Rd #227 Jackson, MS	2.0	1.0	840	$995	$1.18	43d	1	0.20mi
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	43d	1	0.40mi
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,100	$1.35	13d	1	0.48mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	0.60mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	13d	1	0.62mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	43d	1	0.80mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$900	$0.86	13d	31	0.81mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	13d	1	1.09mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	43d	1	1.09mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	23d	1	1.12mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	23d	1	1.18mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	13d	1	1.18mi
5155 Wayneland Dr Jackson, MS	1.0–2.0	1.0–2.0	905	$1,500	$1.66	23d	1	1.20mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	43d	1	1.32mi
425 Beasley Rd Jackson, MS	2.0	1.0–2.0	995	$885	$0.89	13d	3	1.40mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	43d	1	1.47mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	21d	1	1.49mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	13d	1	1.49mi

Listing history 44 events

1. 2026-06-18
   days on market $100,000 Active 51 DOM
2. 2026-06-17
   days on market $100,000 Active 50 DOM
3. 2026-06-16
   days on market $100,000 Active 49 DOM
4. 2026-06-15
   days on market $100,000 Active 48 DOM
5. 2026-06-14
   days on market $100,000 Active 46 DOM
6. 2026-06-13
   days on market $100,000 Active 45 DOM
7. 2026-06-10
   days on market $100,000 Active 43 DOM
8. 2026-06-09
   days on market $100,000 Active 42 DOM
9. 2026-06-08
   days on market $100,000 Active 41 DOM
10. 2026-06-07
    days on market $100,000 Active 40 DOM
11. 2026-06-05
    days on market $100,000 Active 37 DOM
12. 2026-06-03
    days on market $100,000 Active 36 DOM
13. 2026-06-02
    days on market $100,000 Active 35 DOM
14. 2026-06-01
    days on market $100,000 Active 34 DOM
15. 2026-05-31
    days on market $100,000 Active 33 DOM
16. 2026-05-30
    days on market $100,000 Active 32 DOM
17. 2026-04-28
    listed $100,000 Active 374-char remark
18. 2025-07-12
    historical $1,050
19. 2025-06-05
    price $1,050
20. 2025-05-06
    listed $1,150
21. 2025-05-05
    historical $1,150
22. 2025-05-01
    historical $1,150
23. 2025-05-01
    listed $1,150
24. 2025-04-05
    listed $1,150
25. 2025-03-31
    historical
26. 2025-03-06
    listed $109,000 Active
27. 2024-03-19
    soldstatus
28. 2023-10-24
    soldstatus Closed

    Show marketing remark (152 chars)

    Great investment opportunity! Some updates completed. Good floor plan. Great flex space for home office, gym or playroom! Close to schools and shopping!

29. 2023-10-17
    soldstatus
30. 2023-09-13
    status Pending

    Show marketing remark (152 chars)

    Great investment opportunity! Some updates completed. Good floor plan. Great flex space for home office, gym or playroom! Close to schools and shopping!

31. 2023-08-22
    price $70,000

    Show marketing remark (152 chars)

    Great investment opportunity! Some updates completed. Good floor plan. Great flex space for home office, gym or playroom! Close to schools and shopping!

32. 2023-08-22
    status Active

    Show marketing remark (152 chars)

    Great investment opportunity! Some updates completed. Good floor plan. Great flex space for home office, gym or playroom! Close to schools and shopping!

33. 2023-06-09
    historical

    Show marketing remark (152 chars)

    Great investment opportunity! Some updates completed. Good floor plan. Great flex space for home office, gym or playroom! Close to schools and shopping!

34. 2023-05-04
    price $79,000

    Show marketing remark (152 chars)

    Great investment opportunity! Some updates completed. Good floor plan. Great flex space for home office, gym or playroom! Close to schools and shopping!

35. 2023-04-13
    price $85,000

    Show marketing remark (152 chars)

    Great investment opportunity! Some updates completed. Good floor plan. Great flex space for home office, gym or playroom! Close to schools and shopping!

36. 2023-02-14
    listed $89,000 Active

    Show marketing remark (152 chars)

    Great investment opportunity! Some updates completed. Good floor plan. Great flex space for home office, gym or playroom! Close to schools and shopping!

37. 2021-10-02
    historical
38. 2009-04-22
    soldstatus
39. 2009-04-21
    soldstatus
40. 2009-04-01
    listed $24,900
41. 2008-11-14
    listed $24,900
42. 2006-07-20
    soldstatus
43. 2004-01-30
    soldstatus
44. 1965-07-14
    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: $1,048 · $87/mo
• Projected year-2 tax: $1,048 · $87/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: $14,415
• − Mortgage interest: −$5,602
• − Property taxes: −$1,048
• − Insurance: −$500
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$2,909
• Taxable income: $2,051
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $3,055/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

+301.6% since first listed

28 events — show timeline

• 2026-04-28 Listed $100,000 MLSU
• 2025-07-12 Rental Removed $1,050 SHOWMOJO
• 2025-06-05 Price Changed $1,050 SHOWMOJO
• 2025-05-06 Listed for Rent $1,150 SHOWMOJO
• 2025-05-05 Rental Removed $1,150 SHOWMOJO2
• 2025-05-01 Rental Removed $1,150 SHOWMOJO
• 2025-05-01 Listed for Rent $1,150 SHOWMOJO2
• 2025-04-05 Listed for Rent $1,150 SHOWMOJO
• 2025-03-31 Listing Removed — MLSU
• 2025-03-06 Listed $109,000 MLSU
• 2024-03-19 Sold (Public Records) — Public Records
• 2023-10-24 Sold (MLS) — MLSU
• 2023-10-17 Sold (Public Records) — Public Records
• 2023-09-13 Pending — MLSU
• 2023-08-22 Price Changed $70,000 MLSU
• 2023-08-22 Relisted — MLSU
• 2023-06-09 Listing Removed — MLSU
• 2023-05-04 Price Changed $79,000 MLSU
• 2023-04-13 Price Changed $85,000 MLSU
• 2023-02-14 Listed $89,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2009-04-22 Sold (MLS) — MLSU
• 2009-04-21 Sold (Public Records) — Public Records
• 2009-04-01 Listed $24,900 MLSU
• 2008-11-14 Listed $24,900 MLSU
• 2006-07-20 Sold (Public Records) — Public Records
• 2004-01-30 Sold (Public Records) — Public Records
• 1965-07-14 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,048 · +2.0% YoY. Source: county tax records.