1421 Maria Dr · Jackson, MS 39204

$64,500

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 83 Days on market

Built 1959 10,454 sqft lot $64/sqft · 94% above area ↓ 3% since listing

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

Listing remarks MLS

Motivated Seller!! Investor opportunity! Tenant-occupied property with a lease in place, providing immediate rental income. The property is being sold as an investment property with a tenant in place. Please do not disturb the tenant. Showings will be scheduled with an accepted offer. Rent is $890/mo.

Key facts

• 0.24 acre lot
• Parking
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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 fast (+13.6%/yr); 121 active listings in the ZIP; 37 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).
• At $1,207/mo this rent would consume 48% 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 $7k of equity ($446 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,630 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1959 — 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: 1.87% ✓
• Cap rate: 15.71%
• Cash-on-cash: 33.65%
• DSCR: 2.50
• GRM: 4.5

CMA / ARV

• ARV (median comp): $36,830
• List price: $64,500
• Delta: 75.13%
• 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
1551 Maria Dr	0.16mi	3/1.0	1,008 (0%)	7mo	$34,900	$35	87
2842 Teresa Dr	0.59mi	3/1.0	1,008 (0%)	2mo	$35,000	$35	71
1557 Maria Dr	0.17mi	3/1.0	1,105 (+10%)	9mo	$35,000	$32	68
2677 Shannon St	0.60mi	3/1.0	1,032 (+2%)	2mo	$60,000	$58	66
1539 Woodburn St	0.52mi	3/1.0	1,043 (+4%)	5mo	$90,000	$86	66
1319 Dorgan St	0.23mi	3/2.0	1,131 (+12%)	1mo	$65,000	$57	64
2877 Teresa Dr	0.65mi	3/1.5	1,006 (-0%)	4mo	$105,000	$104	64
2632 Shannon St	0.60mi	3/1.0	1,032 (+2%)	7mo	$17,000	$16	63
2943 Lakewood Dr	0.63mi	3/1.0	1,090 (+8%)	6mo	$54,900	$50	52
2612 Emerald Dr	0.42mi	4/2.0 (+1)	1,120 (+11%)	6mo	$55,000	$49	48
1034 Dorgan St	0.61mi	4/2.0 (+1)	964 (-4%)	10mo	$24,900	$26	47
2920 Lakewood Dr	0.57mi	4/2.0 (+1)	1,125 (+12%)	1mo	$69,900	$62	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 53.3%
• Equity multiple: 5.09×
• Total profit: $73,779
• Equity at exit: $58,107

10-year hold

• IRR: 49.0%
• Equity multiple: 12.50×
• Total profit: $207,740
• Equity at exit: $125,309

Cash invested: $18,060 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,207 high
• Mortgage (P&I): −$338
• Tax from tax record: −$82 /mo · $983/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $506

Break-even live

Break-even rent $566

Max offer price $64,500

Occupancy floor 53%

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.08mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	0.08mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	0.28mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	0.28mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	13d	1	0.38mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.38mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	13d	1	0.38mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	0.61mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	0.69mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	0.69mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	0.74mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	0.80mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	0.82mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	43d	1	0.82mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	0.83mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	0.85mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	0.88mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	0.92mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	13d	1	0.94mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	0.94mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	0.94mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	1.01mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	1.19mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	1.22mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	13d	1	1.27mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	13d	1	1.28mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	1.33mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	1.33mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.39mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	13d	1	1.40mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	1.41mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	1.41mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	1.42mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	13d	1	1.42mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	43d	18	1.43mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	13d	1	1.47mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $64,500 Active 83 DOM
2. 2026-06-17
   days on market $64,500 Active 82 DOM
3. 2026-06-16
   days on market $64,500 Active 81 DOM
4. 2026-06-15
   days on market $64,500 Active 80 DOM
5. 2026-06-14
   days on market $64,500 Active 78 DOM
6. 2026-06-13
   days on market $64,500 Active 77 DOM
7. 2026-06-10
   days on market $64,500 Active 75 DOM
8. 2026-06-09
   days on market $64,500 Active 74 DOM
9. 2026-06-08
   days on market $64,500 Active 73 DOM
10. 2026-06-07
    days on market $64,500 Active 72 DOM
11. 2026-06-05
    days on market $64,500 Active 69 DOM
12. 2026-06-03
    days on market $64,500 Active 68 DOM
13. 2026-06-02
    days on market $64,500 Active 67 DOM
14. 2026-06-01
    days on market $64,500 Active 66 DOM
15. 2026-05-31
    days on market $64,500 Active 65 DOM
16. 2026-05-30
    days on market $64,500 Active 64 DOM
17. 2026-05-13
    status Active 302-char remark

    Show marketing remark (302 chars)

    Motivated Seller!! Investor opportunity! Tenant-occupied property with a lease in place, providing immediate rental income. The property is being sold as an investment property with a tenant in place. Please do not disturb the tenant. Showings will be scheduled with an accepted offer. Rent is $890/mo.

18. 2026-04-28
    status Pending 302-char remark

    Show marketing remark (302 chars)

    Motivated Seller!! Investor opportunity! Tenant-occupied property with a lease in place, providing immediate rental income. The property is being sold as an investment property with a tenant in place. Please do not disturb the tenant. Showings will be scheduled with an accepted offer. Rent is $890/mo.

19. 2026-03-25
    price $64,500 302-char remark

    Show marketing remark (302 chars)

    Motivated Seller!! Investor opportunity! Tenant-occupied property with a lease in place, providing immediate rental income. The property is being sold as an investment property with a tenant in place. Please do not disturb the tenant. Showings will be scheduled with an accepted offer. Rent is $890/mo.

20. 2026-03-12
    listed $66,500 Active 302-char remark

    Show marketing remark (302 chars)

    Motivated Seller!! Investor opportunity! Tenant-occupied property with a lease in place, providing immediate rental income. The property is being sold as an investment property with a tenant in place. Please do not disturb the tenant. Showings will be scheduled with an accepted offer. Rent is $890/mo.

21. 1979-12-21
    soldstatus
22. 1976-10-26
    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: $983 · $82/mo
• Projected year-2 tax: $983 · $82/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 · 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: $14,482
• − Mortgage interest: −$3,613
• − Property taxes: −$983
• − Insurance: −$322
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$1,876
• Taxable income: $5,371
• Est. tax owed @ 24.0%: −$1,289
• After-tax cash flow: $4,788/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

-3.0% since first listed

6 events — show timeline

• 2026-05-13 Relisted — MLSU
• 2026-04-28 Pending — MLSU
• 2026-03-25 Price Changed $64,500 MLSU
• 2026-03-12 Listed $66,500 MLSU
• 1979-12-21 Sold (Public Records) — Public Records
• 1976-10-26 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $983 · +1.2% YoY. Source: county tax records.