928 Palm St · Jackson, MS 39212

$79,900

3 bd · 1.5 ba · 1,258 sqft · SingleFamily public records · 163 Days on market

Built 1969 0.30 ac lot $64/sqft · 38% above area Est $58k · 38% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity! This property offers strong potential for renovation or rental portfolio expansion. Call your Realtor today! Property is sold as-is with all faults. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller will not assume responsibility for any required repairs to the home to qualify for financing. Seller Addendum is required and must be delivered along with the Purchase Offer, disclosures, and proof of funds/pre-approval. See MLS docs. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Seller Addendum (see documents) must be executed and submitted with all offers, along with all required disclosures and proof of funds.

Key facts

• 0.3 acre lot
• 2 parking spots
• Built 1969

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 9.9% in Jackson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1969 — 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: 1.53% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.49%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $57,809
• List price: $79,900
• Delta: 38.21%
• 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
983 Branch St	0.16mi	3/2.0	1,252 (-0%)	4mo	$60,000	$48	87
1026 Branch St	0.23mi	3/2.0	1,236 (-2%)	3mo	$55,000	$44	82
1010 Deryll St	0.16mi	3/2.0	1,143 (-9%)	3mo	$49,900	$44	73
1340 Woody Dr	0.38mi	3/1.0	1,208 (-4%)	1mo	$59,900	$50	73
3144 Fleetwood Dr	0.46mi	3/2.0	1,204 (-4%)	1mo	$59,900	$50	69
702 Cooper Rd	0.62mi	3/1.0	1,241 (-1%)	4mo	$91,000	$73	64
1423 Woody Dr	0.41mi	3/1.5	1,404 (+12%)	2mo	$24,900	$18	60
622 Chelsea Dr	0.70mi	3/2.0	1,342 (+7%)	2mo	$115,000	$86	53
3114 Suncrest Dr	0.40mi	4/2.0 (+1)	1,432 (+14%)	3mo	$64,900	$45	49
611 Chelsea Dr	0.74mi	3/1.5	1,118 (-11%)	1mo	$26,900	$24	46
1636 Smallwood St	0.56mi	2/1.0 (-1)	1,432 (+14%)	1mo	$17,000	$12	43
2920 Lakewood Dr	0.72mi	4/2.0 (+1)	1,125 (-11%)	1mo	$69,900	$62	41

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: 16.7%
• Equity multiple: 1.68×
• Total profit: $15,307
• Equity at exit: $11,913

10-year hold

• IRR: 26.1%
• Equity multiple: 3.42×
• Total profit: $54,243
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$419
• Tax from tax record: −$97 /mo · $1,168/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $419

Break-even live

Break-even rent $696

Max offer price $79,900

Occupancy floor 61%

Sensitivity live

Price	-10% $464	-5% $442	+0% $419	+5% $397	+10% $374
Rent	-10% $322	-5% $371	+0% $419	+5% $468	+10% $516
Rate	-1.0pp $459	-0.5pp $440	base $419	+0.5pp $399	+1.0pp $377

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	22d	1	0.08mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	14d	1	0.17mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	24d	1	0.18mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	14d	1	0.25mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	24d	1	0.34mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	44d	1	0.35mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	0.47mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	0.52mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	24d	1	0.54mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	0.55mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	24d	1	0.62mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	0.63mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	24d	1	0.65mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	0.65mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	0.65mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	44d	1	0.65mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	0.84mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	0.91mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	0.97mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	44d	1	0.98mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	0.99mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	44d	1	1.03mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	1.06mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	14d	1	1.13mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	24d	1	1.17mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	24d	1	1.19mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	1.21mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	1.21mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	24d	1	1.23mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	14d	1	1.23mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	1.24mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	1.24mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	14d	1	1.26mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	1.30mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	22d	1	1.41mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	44d	1	1.48mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	1.48mi

Listing history 36 events

1. 2026-06-18
   days on market $79,900 Active 163 DOM
2. 2026-06-17
   days on market $79,900 Active 162 DOM
3. 2026-06-16
   days on market $79,900 Active 161 DOM
4. 2026-06-15
   days on market $79,900 Active 160 DOM
5. 2026-06-14
   days on market $79,900 Active 158 DOM
6. 2026-06-13
   days on market $79,900 Active 157 DOM
7. 2026-06-10
   days on market $79,900 Active 155 DOM
8. 2026-06-09
   days on market $79,900 Active 154 DOM
9. 2026-06-08
   days on market $79,900 Active 153 DOM
10. 2026-06-07
    days on market $79,900 Active 152 DOM
11. 2026-06-05
    days on market $79,900 Active 149 DOM
12. 2026-06-03
    days on market $79,900 Active 148 DOM
13. 2026-06-02
    days on market $79,900 Active 147 DOM
14. 2026-06-01
    days on market $79,900 Active 146 DOM
15. 2026-05-31
    days on market $79,900 Active 145 DOM
16. 2026-05-30
    days on market $79,900 Active 144 DOM
17. 2026-03-04
    price $79,900 1333-char remark

    Show marketing remark (1333 chars)

    Investment Opportunity! This property offers strong potential for renovation or rental portfolio expansion. Call your Realtor today! Property is sold as-is with all faults. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller will not assume responsibility for any required repairs to the home to qualify for financing. Seller Addendum is required and must be delivered along with the Purchase Offer, disclosures, and proof of funds/pre-approval. See MLS docs. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Seller Addendum (see documents) must be executed and submitted with all offers, along with all required disclosures and proof of funds.

18. 2026-01-06
    listed $85,000 Active 1333-char remark

    Show marketing remark (1333 chars)

    Investment Opportunity! This property offers strong potential for renovation or rental portfolio expansion. Call your Realtor today! Property is sold as-is with all faults. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller will not assume responsibility for any required repairs to the home to qualify for financing. Seller Addendum is required and must be delivered along with the Purchase Offer, disclosures, and proof of funds/pre-approval. See MLS docs. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Seller Addendum (see documents) must be executed and submitted with all offers, along with all required disclosures and proof of funds.

19. 2021-10-01
    historical
20. 2021-10-01
    historical
21. 2009-09-25
    soldstatus
22. 2009-08-14
    soldstatus
23. 2009-06-04
    listed $18,000
24. 2009-04-21
    historical
25. 2008-12-23
    listed $49,999
26. 2008-03-01
    historical
27. 2007-10-22
    listed $88,000
28. 2006-09-05
    soldstatus
29. 2006-03-01
    soldstatus
30. 2006-02-28
    soldstatus
31. 2005-10-20
    listed $79,000
32. 2005-08-19
    listed $79,000
33. 2004-07-14
    listed $69,000
34. 2004-01-07
    listed $69,000
35. 1983-10-31
    soldstatus
36. 1971-09-10
    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: $1,168 · $97/mo
• Projected year-2 tax: $1,168 · $97/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 2/10 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: $14,716
• − Mortgage interest: −$4,476
• − Property taxes: −$1,168
• − Insurance: −$400
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,324
• Taxable income: $3,995
• Est. tax owed @ 24.0%: −$959
• After-tax cash flow: $4,072/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

+15.8% since first listed

20 events — show timeline

• 2026-03-04 Price Changed $79,900 MLSU
• 2026-01-06 Listed $85,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2009-09-25 Sold (Public Records) — Public Records
• 2009-08-14 Sold (MLS) — MLSU
• 2009-06-04 Listed $18,000 MLSU
• 2009-04-21 Listing Removed — MLSU
• 2008-12-23 Listed $49,999 MLSU
• 2008-03-01 Listing Removed — MLSU
• 2007-10-22 Listed $88,000 MLSU
• 2006-09-05 Sold (MLS) — MLSU
• 2006-03-01 Sold (MLS) — MLSU
• 2006-02-28 Sold (Public Records) — Public Records
• 2005-10-20 Listed $79,000 MLSU
• 2005-08-19 Listed $79,000 MLSU
• 2004-07-14 Listed $69,000 MLSU
• 2004-01-07 Listed $69,000 MLSU
• 1983-10-31 Sold (Public Records) — Public Records
• 1971-09-10 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,168 · +1.6% YoY. Source: county tax records.