2832 Gretna Green St · Jackson, MS 39209

$55,000

3 bd · 2.0 ba · 1,570 sqft · SingleFamily public records · 212 Days on market

Built 1961 0.43 ac lot $35/sqft · at area comps Est $58k · at est. ↓ 15% 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 +9.5/15.0
• 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

This is a great property, fixer upper perfect for the handyman or investor that looking to produce a steady income. Less than a mile from Jackson State, grocery store across the street. This is a solid investment or home for the right person.

Key facts

• 0.43 acre lot
• 2 garage spots
• Built 1961

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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; 8 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 44% 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 $6k of equity ($380 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 + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.42% ✓
• Cap rate: 19.27%
• Cash-on-cash: 46.33%
• DSCR: 3.06
• GRM: 3.4

CMA / ARV

• ARV (median comp): $57,543
• List price: $55,000
• Delta: -4.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1053 Ellis Ave	0.20mi	3/2.0	1,488 (-5%)	13mo	$53,000	$36	71
2920 Robinson Rd	0.31mi	3/2.0	1,388 (-12%)	12mo	$90,000	$65	56
962 West Ridge Dr	0.53mi	3/2.0	1,572 (+0%)	23mo	$80,000	$51	56
3288 Burch St	0.43mi	3/1.0	1,374 (-12%)	5mo	$25,000	$18	51
3328 Santa Rosa St	0.54mi	3/2.0	1,700 (+8%)	13mo	$85,000	$50	50
2910 Robinson	0.30mi	4/2.0 (+1)	1,743 (+11%)	16mo	$104,999	$60	49
3327 Casa Grande Cir	0.58mi	3/1.5	1,384 (-12%)	6mo	$68,080	$49	46
3248 Mable St	0.44mi	4/2.0 (+1)	1,453 (-8%)	21mo	$35,000	$24	45
729 Primos Ave	0.57mi	3/2.0	1,423 (-9%)	16mo	$39,900	$28	45
1058 Alta Vista Blvd	0.74mi	3/1.5	1,405 (-10%)	4mo	$50,000	$36	43
957 Alta Vista Blvd	0.69mi	3/2.5	1,472 (-6%)	17mo	$30,450	$21	41
639 Brandon Ave	0.75mi	3/1.0	1,391 (-11%)	23mo	$5,000	$4	23

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: 34.1%
• Equity multiple: 3.66×
• Total profit: $40,988
• Equity at exit: $49,548

10-year hold

• IRR: 29.6%
• Equity multiple: 8.33×
• Total profit: $112,938
• Equity at exit: $106,853

Cash invested: $15,400 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$288
• Tax from tax record: −$144 /mo · $1,726/yr
• Insurance: −$23
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $168

Break-even live

Break-even rent $1,116

Max offer price $55,000

Occupancy floor 82%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	13d	1	1.06mi
309 S Denver St Jackson, MS	4.0	3.5	1500	$2,500	$1.67	43d	1	1.16mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	23d	1	1.31mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	43d	1	1.31mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	13d	1	1.44mi
137 Sivley Ave Jackson, MS	3.0	1.0	1288	$1,000	$0.78	21d	1	1.45mi
264 Sewanee Dr Jackson, MS	3.0	1.0	1217	$995	$0.82	23d	1	1.46mi
4539 Ritchey Dr Jackson, MS	3.0	2.0	1144	$1,250	$1.09	43d	1	1.49mi

Listing history 11 events

1. 2026-05-30
   statusdays on market $55,000 Pending 212 DOM
2. 2026-03-17
   price $60,000 244-char remark

   Show marketing remark (244 chars)

   This is a great property, fixer upper perfect for the handyman or investor that looking to produce a steady income. Less than a mile from Jackson State, grocery store across the street. This is a solid investment or home for the right person.

3. 2026-03-11
   price $61,500 244-char remark

   Show marketing remark (244 chars)

   This is a great property, fixer upper perfect for the handyman or investor that looking to produce a steady income. Less than a mile from Jackson State, grocery store across the street. This is a solid investment or home for the right person.

4. 2026-03-02
   price $63,000 244-char remark

   Show marketing remark (244 chars)

   This is a great property, fixer upper perfect for the handyman or investor that looking to produce a steady income. Less than a mile from Jackson State, grocery store across the street. This is a solid investment or home for the right person.

5. 2026-03-02
   status Active 244-char remark

   Show marketing remark (244 chars)

   This is a great property, fixer upper perfect for the handyman or investor that looking to produce a steady income. Less than a mile from Jackson State, grocery store across the street. This is a solid investment or home for the right person.

6. 2026-02-28
   historical 244-char remark

   Show marketing remark (244 chars)

   This is a great property, fixer upper perfect for the handyman or investor that looking to produce a steady income. Less than a mile from Jackson State, grocery store across the street. This is a solid investment or home for the right person.

7. 2026-01-14
   price $65,000 244-char remark

   Show marketing remark (244 chars)

   This is a great property, fixer upper perfect for the handyman or investor that looking to produce a steady income. Less than a mile from Jackson State, grocery store across the street. This is a solid investment or home for the right person.

8. 2025-10-28
   listed $71,000 Active 244-char remark

   Show marketing remark (244 chars)

   This is a great property, fixer upper perfect for the handyman or investor that looking to produce a steady income. Less than a mile from Jackson State, grocery store across the street. This is a solid investment or home for the right person.

9. 2024-06-06
   soldstatus
10. 2024-06-06
    soldstatus
11. 1978-11-17
    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: $1,726 · $144/mo
• Projected year-2 tax: $1,726 · $144/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 6/10 Major FEMA zone AE · 70% 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: $15,947
• − Mortgage interest: −$3,081
• − Property taxes: −$1,726
• − Insurance: −$5,394
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$1,600
• Taxable income: $1,595
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $1,634/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

-15.5% since first listed

10 events — show timeline

• 2026-03-17 Price Changed $60,000 MLSU
• 2026-03-11 Price Changed $61,500 MLSU
• 2026-03-02 Price Changed $63,000 MLSU
• 2026-03-02 Relisted — MLSU
• 2026-02-28 Listing Removed — MLSU
• 2026-01-14 Price Changed $65,000 MLSU
• 2025-10-28 Listed $71,000 MLSU
• 2024-06-06 Sold (Public Records) — Public Records
• 2024-06-06 Sold (Public Records) — Public Records
• 1978-11-17 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,726 · +3.3% YoY. Source: county tax records.