1016-18 Eminence Row · Jackson, MS 39213

$15,000

2 bd · 2.0 ba · 1,050 sqft · MultiFamily · 127 Days on market

Built 1959 0.25 ac lot $14/sqft · 75% below area ↓ 12% since listing

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

MOTIVATED SELLER! Ready to start or expand your rental portfolio? This property delivers two homes on one parcel, making it the perfect entry point for investors looking for their next value-add project. With solid bones and plenty of potential, it's ideal for a renovation, flip, or long-term rental hold. Opportunities like this don't sit long. Call today to secure your next fixer-upper and start building the portfolio you've been planning for. Property is being sold AS-IS. Seller will make no repairs.

Key facts

• 0.25 acre lot
• Built 1959
• Listed 127 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $15k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.
• Cap rate 101.3% 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: 81 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).
• At $1,634/mo this rent would consume 66% of the median local household income ($30k/yr) (locally 1138% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($104 loan paydown + $2k 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $13,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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 1959 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 10.89% ✓
• Cap rate: 101.27%
• Cash-on-cash: 339.20%
• DSCR: 16.09
• GRM: 0.8

CMA / ARV

• ARV (median comp): $58,882
• List price: $15,000
• Delta: -74.53%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 20.95×
• Total profit: $83,807
• Equity at exit: $13,513

10-year hold

• IRR: —
• Equity multiple: 45.62×
• Total profit: $187,386
• Equity at exit: $29,142

Cash invested: $4,200 (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 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $1,187

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 22%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$1,634
Total (2 units)			$1,634

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1175 Eminence Row Jackson, MS	2.0	1.0	700	$650	$0.93	43d	1	0.10mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	13d	1	0.50mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	21d	1	0.53mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	23d	1	0.86mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	13d	1	0.86mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	43d	1	0.93mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	13d	1	0.93mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	23d	1	0.93mi
3444 Martin Luther King Jr Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	43d	1	1.04mi
3380 Shady Oaks St Jackson, MS	2.0	1.0	721	$871	$1.21	13d	1	1.05mi
3380 Shady Oaks St Unit D Jackson, MS	2.0	1.0	721	$832	$1.15	43d	1	1.05mi
3380 Shady Oaks St Unit B Jackson, MS	2.0	1.0	721	$871	$1.21	23d	1	1.05mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	43d	1	1.06mi
2475 Greenfield Ave Jackson, MS	2.0	1.5	1000	$800	$0.80	43d	1	1.15mi
327 Decelle St Unit a Jackson, MS	2.0	1.0	1120	$1,200	$1.07	43d	1	1.19mi
327 Decelle St Jackson, MS	2.0	1.0	1120	$1,000	$0.89	23d	1	1.19mi
3908 N State St Jackson, MS	1.0	1.0	740	$2,800	$3.78	43d	1	1.21mi
3816 N State St Unit 3816 Jackson, MS	1.0	1.0	700	$1,095	$1.56	43d	1	1.22mi
2566 Williamson Ave Jackson, MS	3.0	1.5	940	$1,150	$1.22	43d	1	1.28mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	43d	1	1.29mi
963 Pine Lake Dr Jackson, MS	3.0	1.5	1196	$1,050	$0.88	43d	1	1.32mi
3309 N State St Jackson, MS	2.0	1.5	1300	$1,495	$1.15	13d	1	1.35mi
509 Lorenz Blvd Jackson, MS	2.0	1.0	850	$995	$1.17	23d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $15,000 Active 127 DOM
2. 2026-06-17
   days on market $15,000 Active 126 DOM
3. 2026-06-16
   days on market $15,000 Active 125 DOM
4. 2026-06-15
   days on market $15,000 Active 124 DOM
5. 2026-06-14
   days on market $15,000 Active 122 DOM
6. 2026-06-13
   days on market $15,000 Active 121 DOM
7. 2026-06-10
   days on market $15,000 Active 119 DOM
8. 2026-06-09
   days on market $15,000 Active 118 DOM
9. 2026-06-08
   days on market $15,000 Active 117 DOM
10. 2026-06-07
    days on market $15,000 Active 116 DOM
11. 2026-06-05
    days on market $15,000 Active 113 DOM
12. 2026-06-03
    days on market $15,000 Active 112 DOM
13. 2026-06-02
    days on market $15,000 Active 111 DOM
14. 2026-06-01
    days on market $15,000 Active 110 DOM
15. 2026-05-31
    days on market $15,000 Active 109 DOM
16. 2026-05-30
    days on market $15,000 Active 108 DOM
17. 2026-05-09
    price $17,500 513-char remark

    Show marketing remark (513 chars)

    MOTIVATED SELLER! Ready to start or expand your rental portfolio? This property delivers two homes on one parcel, making it the perfect entry point for investors looking for their next value-add project. With solid bones and plenty of potential, it's ideal for a renovation, flip, or long-term rental hold. Opportunities like this don't sit long. Call today to secure your next fixer-upper and start building the portfolio you've been planning for. Property is being sold AS-IS. Seller will make no repairs.

18. 2026-04-10
    price $19,500 513-char remark

    Show marketing remark (513 chars)

    MOTIVATED SELLER! Ready to start or expand your rental portfolio? This property delivers two homes on one parcel, making it the perfect entry point for investors looking for their next value-add project. With solid bones and plenty of potential, it's ideal for a renovation, flip, or long-term rental hold. Opportunities like this don't sit long. Call today to secure your next fixer-upper and start building the portfolio you've been planning for. Property is being sold AS-IS. Seller will make no repairs.

19. 2026-03-16
    price $20,000 513-char remark

    Show marketing remark (513 chars)

    MOTIVATED SELLER! Ready to start or expand your rental portfolio? This property delivers two homes on one parcel, making it the perfect entry point for investors looking for their next value-add project. With solid bones and plenty of potential, it's ideal for a renovation, flip, or long-term rental hold. Opportunities like this don't sit long. Call today to secure your next fixer-upper and start building the portfolio you've been planning for. Property is being sold AS-IS. Seller will make no repairs.

20. 2026-02-11
    listed $25,000 Active 513-char remark

    Show marketing remark (513 chars)

    MOTIVATED SELLER! Ready to start or expand your rental portfolio? This property delivers two homes on one parcel, making it the perfect entry point for investors looking for their next value-add project. With solid bones and plenty of potential, it's ideal for a renovation, flip, or long-term rental hold. Opportunities like this don't sit long. Call today to secure your next fixer-upper and start building the portfolio you've been planning for. Property is being sold AS-IS. Seller will make no repairs.

21. 2024-05-10
    soldstatus Closed 445-char remark

    Show marketing remark (445 chars)

    Start your multi-family portfolio with this duplex property at a very very low price! This is you opportunity to own this multi-family property adjacent to another multifamily property (3514-16 Edwards Ave- Jackson, MS 39213 ). This corner property is near main roads and minutes to down town and I55 and main roads. Put your creative mind to work to create equity & cashflow. Call your real estate agent now! Owner willing to owner finance!

22. 2024-05-04
    status Pending 445-char remark

    Show marketing remark (445 chars)

    Start your multi-family portfolio with this duplex property at a very very low price! This is you opportunity to own this multi-family property adjacent to another multifamily property (3514-16 Edwards Ave- Jackson, MS 39213 ). This corner property is near main roads and minutes to down town and I55 and main roads. Put your creative mind to work to create equity & cashflow. Call your real estate agent now! Owner willing to owner finance!

23. 2024-01-16
    listed $19,900 Active 445-char remark

    Show marketing remark (445 chars)

    Start your multi-family portfolio with this duplex property at a very very low price! This is you opportunity to own this multi-family property adjacent to another multifamily property (3514-16 Edwards Ave- Jackson, MS 39213 ). This corner property is near main roads and minutes to down town and I55 and main roads. Put your creative mind to work to create equity & cashflow. Call your real estate agent now! Owner willing to owner finance!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $19,608
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$436
• Taxable income: $14,894
• Est. tax owed @ 24.0%: −$3,575
• After-tax cash flow: $10,672/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): 18,691
• Household income: $29,541
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1138.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 0% · 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: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-12.1% since first listed

7 events — show timeline

• 2026-05-09 Price Changed $17,500 MLSU
• 2026-04-10 Price Changed $19,500 MLSU
• 2026-03-16 Price Changed $20,000 MLSU
• 2026-02-11 Listed $25,000 MLSU
• 2024-05-10 Sold (MLS) — MLSU
• 2024-05-04 Pending — MLSU
• 2024-01-16 Listed $19,900 MLSU