170 Galvez St · Jackson, MS 39209

$68,000

3 bd · 1.0 ba · 1,269 sqft · SingleFamily public records · 456 Days on market

Built 1925 0.26 ac lot $54/sqft · 137% above area ↓ 7% 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
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Remodeled 3 bed 1 bath with dining room and spacious living room. Featuring renovated kitchen and bathroom with a combination of refinished hardwood and LVP flooring.

Key facts

• Renovated kitchen
• Refinished hardwood
• Lvp flooring

Tags

• RENOVATED KITCHEN
• REFINISHED HARDWOOD
• LVP FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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: 165 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• This rent runs 40% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($470 loan paydown + $7k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 456 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $59,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 456 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.80% ✓
• Cap rate: 15.90%
• Cash-on-cash: 34.31%
• DSCR: 2.53
• GRM: 4.6

CMA / ARV

• ARV (median comp): $32,402
• List price: $68,000
• Delta: 109.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
270 Myer Ave	0.37mi	3/1.5	1,175 (-7%)	8mo	$74,999	$64	62
3327 Casa Grande Cir	0.74mi	3/1.5	1,384 (+9%)	6mo	$68,080	$49	43
3125 Jayne Ave	0.51mi	4/2.0 (+1)	1,443 (+14%)	1mo	$52,500	$36	43
34 Garden Cir	0.67mi	3/2.0	1,221 (-4%)	20mo	$79,900	$65	41

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: 50.5%
• Equity multiple: 4.77×
• Total profit: $71,698
• Equity at exit: $61,260

10-year hold

• IRR: 44.2%
• Equity multiple: 10.66×
• Total profit: $183,853
• Equity at exit: $132,109

Cash invested: $19,040 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$357
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $544

Break-even live

Break-even rent $537

Max offer price $68,000

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
264 Sewanee Dr Jackson, MS	3.0	1.0	1217	$995	$0.82	23d	1	0.47mi
4539 Ritchey Dr Jackson, MS	3.0	2.0	1144	$1,250	$1.09	43d	1	0.62mi
723 Glenmont Dr Jackson, MS	3.0	1.0	1018	$1,000	$0.98	43d	1	1.06mi
4567 Meadowmont Dr Jackson, MS	3.0	1.0	912	$800	$0.88	43d	1	1.06mi
1818 Saint Charles St Jackson, MS	3.0	1.0	983	$995	$1.01	43d	1	1.13mi
2829 Comfort St Jackson, MS	3.0	1.5	1260	$1,250	$0.99	23d	1	1.22mi
2829 Comfort St Jackson, MS	3.0	2.0	1260	$1,250	$0.99	14d	1	1.22mi
309 S Denver St Jackson, MS	4.0	3.5	1500	$2,500	$1.67	43d	1	1.34mi
3625 Liberty St Jackson, MS	3.0	1.0	1056	$1,190	$1.13	14d	1	1.43mi
2157 Ludlow Ave Unit Na Jackson, MS	3.0	2.0	1123	$1,450	$1.29	14d	1	1.47mi
2157 Ludlow Ave Jackson, MS	3.0	2.0	1123	$1,300	$1.16	43d	1	1.47mi

Listing history 21 events

1. 2026-05-31
   days on market $68,000 Active 456 DOM
2. 2026-05-30
   days on market $68,000 Active 455 DOM
3. 2026-03-13
   price $68,000 166-char remark

   Show marketing remark (166 chars)

   Remodeled 3 bed 1 bath with dining room and spacious living room. Featuring renovated kitchen and bathroom with a combination of refinished hardwood and LVP flooring.

4. 2025-05-16
   price $70,000 166-char remark

   Show marketing remark (166 chars)

   Remodeled 3 bed 1 bath with dining room and spacious living room. Featuring renovated kitchen and bathroom with a combination of refinished hardwood and LVP flooring.

5. 2025-05-09
   status Active 166-char remark

   Show marketing remark (166 chars)

   Remodeled 3 bed 1 bath with dining room and spacious living room. Featuring renovated kitchen and bathroom with a combination of refinished hardwood and LVP flooring.

6. 2025-01-29
   status Active 166-char remark

   Show marketing remark (166 chars)

   Remodeled 3 bed 1 bath with dining room and spacious living room. Featuring renovated kitchen and bathroom with a combination of refinished hardwood and LVP flooring.

7. 2025-01-17
   historical $800
8. 2024-12-16
   status Pending 166-char remark

   Show marketing remark (166 chars)

   Remodeled 3 bed 1 bath with dining room and spacious living room. Featuring renovated kitchen and bathroom with a combination of refinished hardwood and LVP flooring.

9. 2024-12-12
   status Pending 166-char remark

   Show marketing remark (166 chars)

   Remodeled 3 bed 1 bath with dining room and spacious living room. Featuring renovated kitchen and bathroom with a combination of refinished hardwood and LVP flooring.

10. 2024-12-12
    historical 166-char remark

    Show marketing remark (166 chars)

    Remodeled 3 bed 1 bath with dining room and spacious living room. Featuring renovated kitchen and bathroom with a combination of refinished hardwood and LVP flooring.

11. 2024-10-16
    status Active 166-char remark

    Show marketing remark (166 chars)

    Remodeled 3 bed 1 bath with dining room and spacious living room. Featuring renovated kitchen and bathroom with a combination of refinished hardwood and LVP flooring.

12. 2024-05-10
    status Pending 166-char remark

    Show marketing remark (166 chars)

    Remodeled 3 bed 1 bath with dining room and spacious living room. Featuring renovated kitchen and bathroom with a combination of refinished hardwood and LVP flooring.

13. 2024-05-08
    price $800
14. 2024-04-28
    listed $73,000 Active 166-char remark

    Show marketing remark (166 chars)

    Remodeled 3 bed 1 bath with dining room and spacious living room. Featuring renovated kitchen and bathroom with a combination of refinished hardwood and LVP flooring.

15. 2024-02-04
    listed $900
16. 2023-06-29
    soldstatus
17. 2008-05-02
    soldstatus
18. 2006-03-09
    soldstatus
19. 2000-10-25
    soldstatus
20. 1990-01-08
    soldstatus
21. 1989-06-27
    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: $470 · $39/mo
• Projected year-2 tax: $537 · $45/mo
• Expected delta: +$67/yr (+$6/mo · 14.3%)

ⓘ 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 · 18 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: $14,711
• − Mortgage interest: −$3,809
• − Property taxes: −$470
• − Insurance: −$340
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$1,978
• Taxable income: $5,760
• Est. tax owed @ 24.0%: −$1,382
• After-tax cash flow: $5,150/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-6.8% since first listed

19 events — show timeline

• 2026-03-13 Price Changed $68,000 MLSU
• 2025-05-16 Price Changed $70,000 MLSU
• 2025-05-09 Relisted — MLSU
• 2025-01-29 Relisted — MLSU
• 2025-01-17 Rental Removed $800 BUILDIUM
• 2024-12-16 Pending — MLSU
• 2024-12-12 Pending — MLSU
• 2024-12-12 Listing Removed — MLSU
• 2024-10-16 Relisted — MLSU
• 2024-05-10 Pending — MLSU
• 2024-05-08 Price Changed $800 BUILDIUM
• 2024-04-28 Listed $73,000 MLSU
• 2024-02-04 Listed for Rent $900 BUILDIUM
• 2023-06-29 Sold (Public Records) — Public Records
• 2008-05-02 Sold (Public Records) — Public Records
• 2006-03-09 Sold (Public Records) — Public Records
• 2000-10-25 Sold (Public Records) — Public Records
• 1990-01-08 Sold (Public Records) — Public Records
• 1989-06-27 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $470 · +1.8% YoY. Source: county tax records.