4950 Old Byram Rd · Jackson, MS 39212

$90,000

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 7 Days on market

Built 1950 8.09 ac lot Est $156k · 42% under

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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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Discover the possibilities with this rare 8.09-acre property ideally located on Old Byram Road in Jackson, MS. Offering a unique blend of privacy and accessibility, this expansive, wooded tract provides a peaceful, natural setting while being just moments from the convenience of city amenities. The property is currently zoned residential and features a home in need of renovation (AS IS)—perfect for investors or buyers looking to create a custom homestead, private retreat, or income-producing opportunity. With mature trees and ample acreage, there's plenty of room to build, expand, or simply enjoy the beauty of the land. Positioned along the I-55 South Frontage Road with immediate inte

Key facts

• Wooded tract
• Zoned residential
• 8.09-acre property

Tags

• 8.09-ACRE PROPERTY
• WOODED TRACT
• ZONED RESIDENTIAL
• MATURE TREES
• IMMEDIATE INTERSTATE ACCESS
• HIGH-VISIBILITY LOCATION

Property features AI

Finance

• Other: Lot size approximately 8.09 acres

Exterior

• Parking: Private parking
• Utilities: Public water; Sewer available; Electricity available; Natural gas available; Cable available; Phone available; Sewer status unknown
• Home design: Single family residence (house); One story
• Construction: Asbestos construction materials; Asphalt roof; Conventional foundation; Estimated building area ~1,200; Fixer condition; Year built from public records
• Exterior features: Private entrance; Wooded lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type unspecified); Window unit(s) for cooling
• Interior features: Other appliances (unspecified)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

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; 1 comparable units currently listed for rent nearby; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $90,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.15%
• DSCR: 1.67
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $156,408
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5331 Old Byram Rd	0.74mi	3/2.0 (+1)	1,152 (+8%)	16mo	$169,500	$147	29

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: 7.2%
• Equity multiple: 1.29×
• Total profit: $7,245
• Equity at exit: $13,419

10-year hold

• IRR: 17.7%
• Equity multiple: 2.55×
• Total profit: $38,971
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$136 /mo · $1,633/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $318

Break-even live

Break-even rent $817

Max offer price $90,000

Occupancy floor 69%

Sensitivity live

Price	-10% $369	-5% $344	+0% $318	+5% $293	+10% $267
Rent	-10% $222	-5% $270	+0% $318	+5% $366	+10% $415
Rate	-1.0pp $364	-0.5pp $341	base $318	+0.5pp $295	+1.0pp $271

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Elton Park Dr Jackson, MS	1.0–3.0	1.0–2.0	1085	$1,274	$1.17	14d	9	0.60mi

Listing history 6 events

1. 2026-04-29
   status Pending
2. 2026-04-22
   listed $90,000 Active
3. 2023-06-28
   soldstatus
4. 2015-11-04
   soldstatus
5. 1979-05-04
   soldstatus
6. 1952-10-04
   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: $1,633 · $136/mo
• Projected year-2 tax: $1,633 · $136/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $14,640
• − Mortgage interest: −$5,041
• − Property taxes: −$1,633
• − Insurance: −$450
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$2,618
• Taxable income: $2,555
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $3,206/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

6 events — show timeline

• 2026-04-29 Pending — MLSU
• 2026-04-22 Listed $90,000 MLSU
• 2023-06-28 Sold (Public Records) — Public Records
• 2015-11-04 Sold (Public Records) — Public Records
• 1979-05-04 Sold (Public Records) — Public Records
• 1952-10-04 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,633 · +0.4% YoY. Source: county tax records.