1426 Pillars St · Jackson, MS 39213

$10,000

3 bd · 1.0 ba · 1,105 sqft · SingleFamily public records · 1 Days on market

Built 1953 6,969 sqft lot

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

This spacious propert is sold-as-is

Key facts

• 6,969 sq ft lot
• Built 1953

Property features AI

Finance

• Other: Property condition: fixer
• HOA & community: Community features: golf and other

Exterior

• Parking: Open parking on concrete
• Utilities: Public water; Public sewer; Cable not available; Other utilities
• Home design: Single family residence (house); One level
• Construction: Architectural shingle roof; Conventional foundation; Built in — source: public records
• Exterior features: Chain link fencing; Other exterior features

Interior

• Kitchen: Gas cooktop
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Other heating; Has cooling (type unspecified)
• Interior features: Gas cooktop; Other interior features
• Laundry & utility: Laundry: other (unspecified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $819 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Cap rate 104.6% 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: 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: Lake Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 248 students, 100% FRL); Lanier High School (math 3% / reading 2%, grade F, #197 of 197 statewide, top 100%, 603 students, 100% FRL).
• Market conditions: 81 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,149/mo this rent would consume 47% of the median local household income ($30k/yr) (locally 1138% 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 $1k of equity ($69 loan paydown + $1k 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1953 — 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 $10,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 11.49% ✓
• Cap rate: 104.56%
• Cash-on-cash: 350.94%
• DSCR: 16.61
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $46,410
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1655 Aurora St	0.49mi	3/2.0	1,100 (-0%)	6mo	$115,000	$105	68
2226 Oak Park Dr	0.24mi	3/1.5	1,008 (-9%)	8mo	$7,500	$7	66
1317 Fernwood Dr	0.13mi	4/2.0 (+1)	1,172 (+6%)	12mo	$83,000	$71	65
3434 Midlawn St	0.39mi	3/2.0	1,188 (+8%)	1mo	$49,900	$42	65
1332 Fernwood Dr	0.11mi	2/1.0 (-1)	1,218 (+10%)	10mo	$78,000	$64	65
2234 Mobile Ave	0.64mi	3/1.5	1,102 (-0%)	10mo	$25,000	$23	59
1430 Pillars St	0.01mi	3/1.0	950 (-14%)	21mo	$42,000	$44	59
2324 Ludlow Ave	0.61mi	3/1.0	1,203 (+9%)	3mo	$20,000	$17	54
2829 Comfort St	0.20mi	3/1.5	1,260 (+14%)	15mo	$48,000	$38	52
2438 Kingston Ave	0.72mi	3/2.0	1,042 (-6%)	2mo	$51,000	$49	52
2157 Ludlow Ave	0.74mi	3/2.0	1,122 (+2%)	12mo	$37,500	$33	49
2235 Mobile Ave	0.64mi	3/1.0	994 (-10%)	12mo	$30,000	$30	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: —
• Equity multiple: 21.58×
• Total profit: $57,629
• Equity at exit: $9,009

10-year hold

• IRR: —
• Equity multiple: 46.98×
• Total profit: $128,754
• Equity at exit: $19,428

Cash invested: $2,800 (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 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$52
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $819

Break-even live

Break-even rent $113

Max offer price $10,000

Occupancy floor 24%

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2829 Comfort St Jackson, MS	3.0	1.5	1260	$1,250	$0.99	23d	1	0.21mi
2829 Comfort St Jackson, MS	3.0	2.0	1260	$1,250	$0.99	13d	1	0.21mi
3380 Shady Oaks St Jackson, MS	2.0	1.0	721	$871	$1.21	13d	1	0.35mi
3380 Shady Oaks St Unit B Jackson, MS	2.0	1.0	721	$871	$1.21	23d	1	0.35mi
3380 Shady Oaks St Unit D Jackson, MS	2.0	1.0	721	$832	$1.15	43d	1	0.35mi
3434 Midlawn Ave Jackson, MS	4.0	2.0	1188	$1,200	$1.01	21d	1	0.35mi
3444 Martin Luther King Jr Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	43d	1	0.36mi
3625 Liberty St Jackson, MS	3.0	1.0	1056	$1,190	$1.13	13d	1	0.74mi
2157 Ludlow Ave Unit Na Jackson, MS	3.0	2.0	1123	$1,450	$1.29	13d	1	0.78mi
2157 Ludlow Ave Jackson, MS	3.0	2.0	1123	$1,300	$1.16	43d	1	0.78mi
2475 Greenfield Ave Jackson, MS	2.0	1.5	1000	$800	$0.80	43d	1	0.95mi
2566 Williamson Ave Jackson, MS	3.0	1.5	940	$1,150	$1.22	43d	1	1.17mi
1175 Eminence Row Jackson, MS	2.0	1.0	700	$650	$0.93	43d	1	1.30mi

Listing history 2 events

1. 2026-06-17
   remarks 35-char remark
2. 2026-06-17
   listed $10,000 Active 1 DOM

ⓘ 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: $388 · $32/mo
• Projected year-2 tax: $388 · $32/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 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: $13,789
• − Mortgage interest: −$560
• − Property taxes: −$388
• − Insurance: −$50
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$291
• Taxable income: $10,294
• Est. tax owed @ 24.0%: −$2,471
• After-tax cash flow: $7,356/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): 18,691
• Household income: $29,541
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1138.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 0% · 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: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-06-17 Listed $10,000 MLSU
• 1988-08-18 Sold (Public Records) — Public Records
• 1984-04-25 Sold (Public Records) — Public Records
• 1947-08-25 Sold (Public Records) — Public Records