6578 Van Buren Rd · Jackson, MS 39213

$89,900

3 bd · 1.5 ba · 1,065 sqft · SingleFamily public records · 29 Days on market

Built 1972 9,147 sqft lot Est $89k · at est.

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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 +28.1/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.3/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Welcome home to this charming single-family property located in the established Presidential Hills neighborhood. Featuring a solid slab foundation and a durable asphalt shingle roof, this home offers classic curb appeal on a flat, level interior lot with a spacious front yard. The exterior layout includes a solid concrete driveway leading to a front-entrance garage, plus a fully fenced backyard perfect for privacy. Fully connected to public water and public sewer utilities, this property is move-in ready.

Key facts

• Spacious front yard
• Asphalt shingle roof
• 9,147 sq ft lot

Tags

• SOLID SLAB FOUNDATION
• ASPHALT SHINGLE ROOF
• FLAT LEVEL INTERIOR LOT
• SPACIOUS FRONT YARD
• SOLID CONCRETE DRIVEWAY
• FRONT ENTRANCE GARAGE

Property features AI

Finance

• HOA & community: Neighborhood park; Street lights

Exterior

• Parking: One garage space; Carport; Concrete driveway with direct access
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Sewer available and connected; Water connected
• Home design: Single-family house; One story; Rectangular, level front yard
• Construction: Vinyl and brick/brick veneer siding; Asphalt composition roof; Slab foundation; Built using public-records data
• Exterior features: Front porch with slab; Private yard; Exterior lighting; Outbuilding, shed(s), and workshop

Interior

• Kitchen: Dishwasher; Oven; Exhaust fan; Disposal; Water heater (electric)
• Bedrooms: Spacious primary bedroom on main level with attached bath and closet space; Good-sized guest bedroom on main level with ample closet space and natural light; Additional main-level bedroom suitable for guest room, home office, or nursery
• Flooring: Carpet; Combination flooring; Tile; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (forced air) with electric and natural gas options; Central air conditioning (electric)
• Interior features: Ceiling fans; Eat-in kitchen; Primary bedroom on main level; Window screens and coverings; Deadbolt locks
• Laundry & utility: Washer hookup on main level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

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: John Hopkins Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 280 students, 100% FRL); Northwest Middle School (math 31% / reading 52%, grade F, #53 of 179 statewide, top 30%, 206 students, 100% FRL); Provine High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 774 students, 100% FRL).
• Market conditions: 81 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• At $1,143/mo this rent would consume 46% 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 $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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: 1.27% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.48%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $89,460
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
375 James Garfield Cir	0.18mi	3/1.5	1,076 (+1%)	1mo	$89,900	$84	89
6603 Lyndon B Johnson Dr	0.14mi	3/1.0	1,039 (-2%)	3mo	$89,900	$87	85
6634 Lyndon B Johnson Dr	0.15mi	3/2.0	1,120 (+5%)	6mo	$107,000	$96	77
6505 Lyndon B. Johnson Drive Dr	0.24mi	3/1.5	1,036 (-3%)	15mo	$87,000	$84	72
345 William Mckinley Cir	0.35mi	3/1.5	1,166 (+10%)	1mo	$72,000	$62	67
316 William Mckinley Cir	0.28mi	3/1.0	1,213 (+14%)	2mo	$59,900	$49	60

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: 34.2%
• Equity multiple: 3.66×
• Total profit: $66,984
• Equity at exit: $80,989

10-year hold

• IRR: 29.5%
• Equity multiple: 8.28×
• Total profit: $183,132
• Equity at exit: $174,656

Cash invested: $25,172 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$471
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $283

Break-even live

Break-even rent $785

Max offer price $89,900

Occupancy floor 70%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6605 George Washington Dr Jackson, MS	3.0	2.0	1247	$950	$0.76	14d	1	0.04mi
6521 Lyndon B Johnson Dr Jackson, MS	3.0	1.0	1180	$1,150	$0.97	23d	1	0.20mi
6521 Lyndon B Johnson Dr Jackson, MS	3.0	1.0	1180	$1,100	$0.93	14d	1	0.20mi
6731 George Washington Dr Jackson, MS	3.0	2.0	1134	$1,300	$1.15	23d	1	0.22mi
6731 George Washington Dr Jackson, MS	3.0	2.0	1134	$1,200	$1.06	14d	1	0.22mi
6513 Abraham Lincoln Dr Jackson, MS	3.0	1.5	1330	$950	$0.71	14d	1	0.26mi

Listing history 22 events

1. 2026-06-18
   days on market $89,900 Active 29 DOM
2. 2026-06-17
   days on market $89,900 Active 28 DOM
3. 2026-06-16
   days on market $89,900 Active 27 DOM
4. 2026-06-15
   days on market $89,900 Active 26 DOM
5. 2026-06-14
   days on market $89,900 Active 24 DOM
6. 2026-06-13
   days on market $89,900 Active 23 DOM
7. 2026-06-10
   days on market $89,900 Active 21 DOM
8. 2026-06-09
   days on market $89,900 Active 20 DOM
9. 2026-06-08
   days on market $89,900 Active 19 DOM
10. 2026-06-07
    days on market $89,900 Active 18 DOM
11. 2026-06-05
    days on market $89,900 Active 15 DOM
12. 2026-06-03
    days on market $89,900 Active 14 DOM
13. 2026-06-02
    days on market $89,900 Active 13 DOM
14. 2026-06-01
    days on market $89,900 Active 12 DOM
15. 2026-05-31
    days on market $89,900 Active 11 DOM
16. 2026-05-30
    days on market $89,900 Active 10 DOM
17. 2026-05-20
    listed $89,900 Active
18. 2021-10-08
    historical
19. 2018-02-02
    soldstatus
20. 2003-08-13
    listed $51,500
21. 1994-02-11
    soldstatus
22. 1972-05-10
    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: $1,337 · $111/mo
• Projected year-2 tax: $1,337 · $111/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 ≥107°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: $13,717
• − Mortgage interest: −$5,036
• − Property taxes: −$1,337
• − Insurance: −$450
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$2,615
• Taxable income: $2,085
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $2,892/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

+74.6% since first listed

6 events — show timeline

• 2026-05-20 Listed $89,900 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2018-02-02 Sold (Public Records) — Public Records
• 2003-08-13 Listed $51,500 MLSU
• 1994-02-11 Sold (Public Records) — Public Records
• 1972-05-10 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,337 · +1.7% YoY. Source: county tax records.