5656 Plemon St · Jackson, MS 39206

$69,900

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 92 Days on market

Built 1959 Average condition 0.44 ac lot $78/sqft · 12% below area Est $79k · 12% 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 +30.0/30.0
• ARV discount +12.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.8/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1-bathroom ranch-style home in the heart of Jackson's Presto Heights. This efficient 998 sq. ft. residence features low-maintenance vinyl siding and a functional layout perfect for first-time buyers or investors. Enjoy a bright living area, a compact kitchen with laundry hookups, and comfortable bedrooms. Situated on a generous level lot with a private yard, the property offers plenty of outdoor space. Location is key—within walking distance to North Jackson Elementary, Kirksey Middle, and Callaway High Schools. Easy access to Beasley Rd and I-55 shopping and dining.

Key facts

• Private yard
• Vinyl siding
• 0.44 acre lot

Tags

• VINYL SIDING
• PRIVATE YARD
• WALKING DISTANCE TO SCHOOLS
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 9.4% 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: amenities F, employment F, health & safety 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.
• Zoned schools: North Jackson Elementary School (math 7% / reading 25%, grade F, #270 of 375 statewide, top 72%, 383 students, 100% FRL); Kirksey Middle School (math 7% / reading 13%, grade F, #152 of 179 statewide, top 88%, 247 students, 100% FRL); Callaway High School (math 3% / reading 10%, grade F, #191 of 197 statewide, top 97%, 923 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 163 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• This rent runs 34% of the median local income ($43k/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 $483 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 + 2.8% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $5k (7%) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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 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: 1.75% ✓
• Cap rate: 14.65%
• Cash-on-cash: 29.85%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (median comp): $79,032
• List price: $69,900
• Delta: -11.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5652 Heard St	0.08mi	3/1.0	1,008 (+12%)	0mo	$35,000	$35	76
5620 Hearn St	0.09mi	3/1.0	1,008 (+12%)	4mo	$74,900	$74	72
5604 Hearn St	0.11mi	3/1.0	1,008 (+12%)	15mo	$77,000	$76	62
5440 Grafton St	0.69mi	3/1.0	1,069 (+19%)	5mo	$79,900	$75	39
336 Cedars Of Lebanon Rd	0.80mi	3/1.0	1,025 (+14%)	5mo	$35,000	$34	38
363 Reed Ave	0.78mi	3/1.0	1,079 (+20%)	3mo	$65,000	$60	37

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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.00×
• Total profit: $19,487
• Equity at exit: $10,422

10-year hold

• IRR: 32.0%
• Equity multiple: 3.87×
• Total profit: $56,109
• Equity at exit: $6,044

Cash invested: $19,572 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 163
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,227 high
• Mortgage (P&I): −$367
• Tax from tax record: −$87 /mo · $1,038/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $487

Break-even live

Break-even rent $610

Max offer price $69,900

Occupancy floor 55%

Sensitivity live

Price	-10% $526	-5% $507	+0% $487	+5% $467	+10% $447
Rent	-10% $390	-5% $438	+0% $487	+5% $535	+10% $584
Rate	-1.0pp $522	-0.5pp $505	base $487	+0.5pp $469	+1.0pp $450

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: $17,475
• Closing costs: $2,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 Beasley Rd Jackson, MS	2.0	1.0–2.0	995	$885	$0.89	63d	3	0.30mi
5421 Crepe Myrtle Dr Jackson, MS	4.0	1.5	1079	$1,295	$1.20	72d	1	0.49mi
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,100	$1.35	63d	1	0.81mi
492 E Beasley Rd Jackson, MS	1.0–3.0	1.0–2.0	1133	$1,440	$1.27	63d	8	1.03mi
229 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	72d	1	1.12mi
229 Lawrence Rd #229 Jackson, MS	2.0	1.0	840	$995	$1.18	93d	1	1.12mi
227 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	63d	2	1.12mi
227 Lawrence Rd #227 Jackson, MS	2.0	1.0	840	$995	$1.18	93d	1	1.12mi
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	93d	1	1.30mi
5155 Wayneland Dr Jackson, MS	1.0–2.0	1.0–2.0	905	$1,500	$1.66	72d	1	1.38mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	63d	1	1.39mi

Property features AI

Finance

• Other: Living area reported from public records (900 total building area)
• HOA & community: CurbsStreet lightsPlayground nearbyNear entertainment

Exterior

• Parking: Attached parking1-space carport (total parking spaces: 1)
• Utilities: Public waterPublic sewerElectricity connectedNatural gas connectedCable connected
• Home design: Single-family residence (house)One level
• Construction: Vinyl exteriorArchitectural shingle roofConventional foundationBuilt (year source: public records)
• Exterior features: Private yardRain guttersExterior lightingChain link fence

Interior

• Kitchen: Oven
• Bedrooms: Primary bedroom (Main level) — 11 x 13Bedroom (Main level) — 10 x 11Bedroom (Main level) — 9 x 10
• Flooring: CarpetLinoleum
• Bathrooms: 1 full bathroom (Main level) — 5 x 8
• Heating & cooling: Central heating (electric and natural gas)Central air conditioningCeiling fan(s)
• Interior features: Aluminum window framesFireplace (other type)Lighting (exterior feature listed but impacts interior ambiance)
• Laundry & utility: Main-level laundry closet with electric dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $69,900 Active 92 DOM
2. 2026-08-07
   days on market $69,900 Active 91 DOM
3. 2026-08-06
   days on market $69,900 Active 90 DOM
4. 2026-08-05
   days on market $69,900 Active 89 DOM
5. 2026-08-04
   days on market $69,900 Active 88 DOM
6. 2026-08-03
   days on market $69,900 Active 87 DOM
7. 2026-07-31
   days on market $69,900 Active 84 DOM
8. 2026-07-30
   days on market $69,900 Active 83 DOM
9. 2026-07-29
   days on market $69,900 Active 82 DOM
10. 2026-07-27
    days on market $69,900 Active 80 DOM
11. 2026-07-25
    days on market $69,900 Active 78 DOM
12. 2026-07-23
    days on market $69,900 Active 76 DOM
13. 2026-07-22
    days on market $69,900 Active 75 DOM
14. 2026-07-21
    days on market $69,900 Active 74 DOM
15. 2026-07-18
    days on market $69,900 Active 71 DOM
16. 2026-07-16
    days on market $69,900 Active 69 DOM
17. 2026-07-16
    days on market $69,900 Active 68 DOM
18. 2026-07-14
    days on market $69,900 Active 67 DOM
19. 2026-07-13
    days on market $69,900 Active 66 DOM
20. 2026-07-12
    days on market $69,900 Active 65 DOM
21. 2026-07-11
    days on market $69,900 Active 64 DOM
22. 2026-07-10
    days on market $69,900 Active 63 DOM
23. 2026-07-09
    days on market $69,900 Active 62 DOM
24. 2026-07-08
    days on market $69,900 Active 61 DOM
25. 2026-07-07
    days on market $69,900 Active 60 DOM
26. 2026-07-06
    days on market $69,900 Active 59 DOM
27. 2026-07-05
    days on market $69,900 Active 58 DOM
28. 2026-07-04
    days on market $69,900 Active 57 DOM
29. 2026-07-03
    days on market $69,900 Active 56 DOM
30. 2026-07-02
    days on market $69,900 Active 55 DOM
31. 2026-07-01
    days on market $69,900 Active 54 DOM
32. 2026-06-30
    days on market $69,900 Active 53 DOM
33. 2026-06-29
    days on market $69,900 Active 52 DOM
34. 2026-06-28
    days on market $69,900 Active 51 DOM
35. 2026-06-28
    days on market $69,900 Active 50 DOM
36. 2026-06-27
    days on market $69,900 Active 49 DOM
37. 2026-06-25
    pricedays on market $69,900 Active 47 DOM
38. 2026-06-23
    days on market $74,900 Active 45 DOM
39. 2026-06-22
    days on market $74,900 Active 44 DOM
40. 2026-06-18
    days on market $74,900 Active 41 DOM
41. 2026-06-17
    days on market $74,900 Active 40 DOM
42. 2026-06-16
    days on market $74,900 Active 39 DOM
43. 2026-06-15
    days on market $74,900 Active 38 DOM
44. 2026-06-14
    days on market $74,900 Active 36 DOM
45. 2026-06-13
    days on market $74,900 Active 35 DOM
46. 2026-06-10
    days on market $74,900 Active 33 DOM
47. 2026-06-09
    days on market $74,900 Active 32 DOM
48. 2026-06-08
    days on market $74,900 Active 31 DOM
49. 2026-06-07
    days on market $74,900 Active 30 DOM
50. 2026-06-05
    days on market $74,900 Active 27 DOM

ⓘ 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: $1,038 · $87/mo
• Projected year-2 tax: $1,038 · $87/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 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,719
• − Mortgage interest: −$3,915
• − Property taxes: −$1,038
• − Insurance: −$350
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$2,033
• Taxable income: $5,027
• Est. tax owed @ 24.0%: −$1,207
• After-tax cash flow: $4,635/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.

Condition & rehab AI · 9 photos

Average 55/100 Cosmetic rehab Est. rehab $4,500–$13,500 screening

A charming 3-bedroom ranch-style home with average condition, requiring minor repairs and maintenance. Paint exterior walls and replace air conditioning unit to boost value.

Components & finishes AI

Roof asphalt shingle · good Flooring laminate

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Minor Vinyl siding — Some discoloration
• Minor Air conditioning unit — Visible but no indication of malfunction

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Replace air conditioning unit — Improves comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 11/100

Zoned Schools

Elementary North Jackson Elementary School F MS #270/375 Nat'l #36,039/41,679 Middle Kirksey Middle School F MS #152/179 Nat'l #13,307/14,009 High Callaway High School F MS #191/197 Nat'l #16,823/17,239

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

C Composite livability gradescore 68/100

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 · 242,528 people
• City population: 140,204
• Metro: Jackson, MS
• Population (ZIP): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 18% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Property features AI

Finance

• Other: Living area reported from public records (900 total building area)
• HOA & community: CurbsStreet lightsPlayground nearbyNear entertainment

Exterior

• Parking: Attached parking1-space carport (total parking spaces: 1)
• Utilities: Public waterPublic sewerElectricity connectedNatural gas connectedCable connected
• Home design: Single-family residence (house)One level
• Construction: Vinyl exteriorArchitectural shingle roofConventional foundationBuilt (year source: public records)
• Exterior features: Private yardRain guttersExterior lightingChain link fence

Interior

• Kitchen: Oven
• Bedrooms: Primary bedroom (Main level) — 11 x 13Bedroom (Main level) — 10 x 11Bedroom (Main level) — 9 x 10
• Flooring: CarpetLinoleum
• Bathrooms: 1 full bathroom (Main level) — 5 x 8
• Heating & cooling: Central heating (electric and natural gas)Central air conditioningCeiling fan(s)
• Interior features: Aluminum window framesFireplace (other type)Lighting (exterior feature listed but impacts interior ambiance)
• Laundry & utility: Main-level laundry closet with electric dryer hookup

Price history

+157.7% since first listed

16 events — show timeline

• 2026-05-08 Listed $74,900 MLSU
• 2020-07-07 Sold (Public Records) — Public Records
• 2016-08-31 Sold (Public Records) — Public Records
• 2016-05-27 Listing Removed — MLSU
• 2016-05-10 Listed $24,900 MLSU
• 2015-12-29 Sold (Public Records) — Public Records
• 2008-02-08 Listing Removed — MLSU
• 2006-12-04 Listed $65,000 MLSU
• 2004-01-08 Sold (Public Records) — Public Records
• 2004-01-08 Sold (MLS) — MLSU
• 2003-12-31 Sold (Public Records) — Public Records
• 2003-10-17 Listed $29,070 MLSU
• 2003-09-18 Sold (Public Records) — Public Records
• 1991-07-09 Sold (Public Records) — Public Records
• 1990-11-12 Sold (Public Records) — Public Records
• 1990-10-15 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,038 · +3.0% YoY. Source: county tax records.