2814 Charleston Dr · Jackson, MS 39212

$124,500

5 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 75 Days on market

Built 1957 10,454 sqft lot $80/sqft · 122% 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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

;;✨;; ;; Welcome to this completely transformed gem in Jackson--a home that has truly been brought back to life with modern style and thoughtful upgrades throughout. This stunning 5-bedroom, 2-bath residence features a bright, open-concept floor plan enhanced by custom-installed columns that define the space while maintaining a seamless flow between the living area and kitchen. Step into the heart of the home where you'll find a fully redesigned kitchen complete with a spacious island, brand-new cabinetry, sleek countertops, and all-new appliances--perfect for both everyday living and entertaining. Every detail has been updated, including new drywall, electrical wiring, flooring, contemporary lighting, and fresh paint throughout, creating a clean and cohesive look. Enjoy peace of mind with major system upgrades including a new HVAC system, new water heater, and energy-efficient windows. Both bathrooms have been beautifully updated with elegant marble tile, adding a luxurious touch to your daily routine. With generous bedroom space, modern finishes, and top-to-bottom renovations, this home offers the perfect blend of comfort, style, and functionality. It's truly move-in ready and waiting for its next owner to enjoy. Call now to schedule your private tour!!! Seller is the listing agent.

Key facts

• Spacious island
• Modern style
• Thoughtful upgrades

Tags

• MODERN STYLE
• THOUGHTFUL UPGRADES
• OPEN-CONCEPT FLOOR PLAN
• FULLY REDESIGNED KITCHEN
• SPACIOUS ISLAND
• BRAND-NEW CABINETRY

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $117k (6.0% 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: 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 (+4.2%/yr); 302 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($51k/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 $861 of loan paydown is wiped out by about $4k 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 + 4.2% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 15y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,030 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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 1957 — 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: 1.24% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.92%
• DSCR: 1.62
• GRM: 6.7

CMA / ARV

• ARV (median comp): $60,420
• List price: $124,500
• Delta: 106.06%
• 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
2804 Revere St	0.11mi	4/2.0 (-1)	1,484 (-4%)	10mo	$99,000	$67	74
3007 Oak Forest Dr	0.31mi	4/2.0 (-1)	1,520 (-2%)	6mo	$99,700	$66	73
1136 Killarney St	0.34mi	4/2.0 (-1)	1,608 (+4%)	1mo	$45,500	$28	72
2971 Kentwood Dr	0.60mi	4/2.0 (-1)	1,532 (-1%)	3mo	$59,900	$39	63
953 Woody Dr	0.58mi	4/2.0 (-1)	1,595 (+3%)	3mo	$5,900	$4	60
697 Woody Dr	0.56mi	4/2.0 (-1)	1,572 (+2%)	10mo	$44,400	$28	58
1422 Wooddell Dr	0.74mi	4/2.0 (-1)	1,540 (-0%)	6mo	$99,000	$64	55
3139 Charleston Dr	0.38mi	4/1.5 (-1)	1,500 (-3%)	19mo	$59,900	$40	54
3148 Sylvester Dr	0.71mi	4/2.0 (-1)	1,440 (-7%)	0mo	$59,500	$41	50
1710 Smallwood St	0.66mi	4/2.0 (-1)	1,741 (+12%)	14mo	$59,000	$34	31
1726 Dianne Dr	0.70mi	4/2.5 (-1)	1,690 (+9%)	18mo	$42,000	$25	30
1463 Woody Dr	0.64mi	4/1.5 (-1)	1,773 (+14%)	16mo	$120,000	$68	26

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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.22×
• Total profit: $7,514
• Equity at exit: $18,563

10-year hold

• IRR: 15.9%
• Equity multiple: 2.37×
• Total profit: $47,818
• Equity at exit: $10,764

Cash invested: $34,860 (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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,541 high
• Mortgage (P&I): −$653
• Tax from tax record: −$108 /mo · $1,302/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $404

Break-even live

Break-even rent $1,029

Max offer price $124,500

Occupancy floor 69%

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	0.20mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	0.41mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	0.42mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	13d	1	0.45mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	43d	1	0.45mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	0.47mi
1641 Woodburn St Jackson, MS	5.0	2.0	1300	$1,812	$1.39	13d	1	0.50mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.73mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	13d	1	0.73mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	13d	1	0.95mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	23d	1	1.24mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	43d	1	1.27mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	13d	1	1.43mi

Listing history 46 events

1. 2026-06-18
   days on market $124,500 Active 75 DOM
2. 2026-06-17
   days on market $124,500 Active 74 DOM
3. 2026-06-16
   days on market $124,500 Active 73 DOM
4. 2026-06-15
   days on market $124,500 Active 72 DOM
5. 2026-06-14
   days on market $124,500 Active 70 DOM
6. 2026-06-13
   pricedays on market $124,500 Active 69 DOM
7. 2026-06-10
   days on market $131,700 Active 67 DOM
8. 2026-06-09
   days on market $131,700 Active 66 DOM
9. 2026-06-08
   days on market $131,700 Active 65 DOM
10. 2026-06-07
    days on market $131,700 Active 64 DOM
11. 2026-06-05
    days on market $131,700 Active 61 DOM
12. 2026-06-03
    days on market $131,700 Active 60 DOM
13. 2026-06-02
    days on market $131,700 Active 59 DOM
14. 2026-06-01
    days on market $131,700 Active 58 DOM
15. 2026-05-31
    days on market $131,700 Active 57 DOM
16. 2026-05-30
    days on market $131,700 Active 56 DOM
17. 2026-05-18
    price $131,700 1308-char remark

    Show marketing remark (1308 chars)

    ;;✨;; ;; Welcome to this completely transformed gem in Jackson--a home that has truly been brought back to life with modern style and thoughtful upgrades throughout. This stunning 5-bedroom, 2-bath residence features a bright, open-concept floor plan enhanced by custom-installed columns that define the space while maintaining a seamless flow between the living area and kitchen. Step into the heart of the home where you'll find a fully redesigned kitchen complete with a spacious island, brand-new cabinetry, sleek countertops, and all-new appliances--perfect for both everyday living and entertaining. Every detail has been updated, including new drywall, electrical wiring, flooring, contemporary lighting, and fresh paint throughout, creating a clean and cohesive look. Enjoy peace of mind with major system upgrades including a new HVAC system, new water heater, and energy-efficient windows. Both bathrooms have been beautifully updated with elegant marble tile, adding a luxurious touch to your daily routine. With generous bedroom space, modern finishes, and top-to-bottom renovations, this home offers the perfect blend of comfort, style, and functionality. It's truly move-in ready and waiting for its next owner to enjoy. Call now to schedule your private tour!!! Seller is the listing agent.

18. 2026-04-04
    listed $135,000 Active 1308-char remark

    Show marketing remark (1308 chars)

    ;;✨;; ;; Welcome to this completely transformed gem in Jackson--a home that has truly been brought back to life with modern style and thoughtful upgrades throughout. This stunning 5-bedroom, 2-bath residence features a bright, open-concept floor plan enhanced by custom-installed columns that define the space while maintaining a seamless flow between the living area and kitchen. Step into the heart of the home where you'll find a fully redesigned kitchen complete with a spacious island, brand-new cabinetry, sleek countertops, and all-new appliances--perfect for both everyday living and entertaining. Every detail has been updated, including new drywall, electrical wiring, flooring, contemporary lighting, and fresh paint throughout, creating a clean and cohesive look. Enjoy peace of mind with major system upgrades including a new HVAC system, new water heater, and energy-efficient windows. Both bathrooms have been beautifully updated with elegant marble tile, adding a luxurious touch to your daily routine. With generous bedroom space, modern finishes, and top-to-bottom renovations, this home offers the perfect blend of comfort, style, and functionality. It's truly move-in ready and waiting for its next owner to enjoy. Call now to schedule your private tour!!! Seller is the listing agent.

19. 2023-08-08
    soldstatus Closed 158-char remark

    Show marketing remark (158 chars)

    5 BR/ 2 full baths, excellent income producer! This one will turn premium returns! New roof , good solid foundation, a must to see for any investor.

20. 2023-08-02
    soldstatus
21. 2023-07-27
    status Pending 158-char remark

    Show marketing remark (158 chars)

    5 BR/ 2 full baths, excellent income producer! This one will turn premium returns! New roof , good solid foundation, a must to see for any investor.

22. 2023-07-03
    listed $29,000 Active 158-char remark

    Show marketing remark (158 chars)

    5 BR/ 2 full baths, excellent income producer! This one will turn premium returns! New roof , good solid foundation, a must to see for any investor.

23. 2023-07-01
    historical
24. 2023-05-17
    price $35,000
25. 2023-03-05
    price $39,000
26. 2023-03-05
    status Active
27. 2023-03-03
    historical
28. 2022-12-05
    status Active
29. 2022-11-28
    status Pending
30. 2022-10-30
    listed $36,000 Active
31. 2022-10-16
    historical
32. 2022-05-31
    status Active
33. 2022-05-15
    status Pending
34. 2022-04-15
    listed $39,000 Active
35. 2022-04-01
    historical
36. 2022-02-17
    price $40,000
37. 2022-02-06
    status Active
38. 2022-01-31
    status Pending
39. 2021-12-08
    status Active
40. 2021-11-23
    status Pending
41. 2021-09-15
    listed $45,000 Active
42. 2011-06-30
    soldstatus
43. 2011-06-14
    soldstatus
44. 2011-05-02
    listed $5,500
45. 1997-10-31
    soldstatus
46. 1990-07-31
    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: $1,302 · $108/mo
• Projected year-2 tax: $1,302 · $108/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 6/10 Major 6 d/yr ≥108°F today · 17 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: $18,497
• − Mortgage interest: −$6,974
• − Property taxes: −$1,302
• − Insurance: −$622
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$3,622
• Taxable income: $3,018
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $4,130/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): 25,659
• Household income: $50,722
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1314.0

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 (86%)
• Race & ethnicity: Black 86% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1% · 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: ▼ -23.01%
• Current HPI: 174.4025
• Rent YoY: ▲ 4.23%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+2294.5% since first listed

30 events — show timeline

• 2026-05-18 Price Changed $131,700 MLSU
• 2026-04-04 Listed $135,000 MLSU
• 2023-08-08 Sold (MLS) — MLSU
• 2023-08-02 Sold (Public Records) — Public Records
• 2023-07-27 Pending — MLSU
• 2023-07-03 Listed $29,000 MLSU
• 2023-07-01 Listing Removed — MLSU
• 2023-05-17 Price Changed $35,000 MLSU
• 2023-03-05 Price Changed $39,000 MLSU
• 2023-03-05 Relisted — MLSU
• 2023-03-03 Listing Removed — MLSU
• 2022-12-05 Relisted — MLSU
• 2022-11-28 Pending — MLSU
• 2022-10-30 Listed $36,000 MLSU
• 2022-10-16 Listing Removed — MLSU
• 2022-05-31 Relisted — MLSU
• 2022-05-15 Pending — MLSU
• 2022-04-15 Listed $39,000 MLSU
• 2022-04-01 Listing Removed — MLSU
• 2022-02-17 Price Changed $40,000 MLSU
• 2022-02-06 Relisted — MLSU
• 2022-01-31 Pending — MLSU
• 2021-12-08 Relisted — MLSU
• 2021-11-23 Pending — MLSU
• 2021-09-15 Listed $45,000 MLSU
• 2011-06-30 Sold (Public Records) — Public Records
• 2011-06-14 Sold (MLS) — MLSU
• 2011-05-02 Listed $5,500 MLSU
• 1997-10-31 Sold (Public Records) — Public Records
• 1990-07-31 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,302 · +2.3% YoY. Source: county tax records.