111 Blackmon Rd · Jackson, MS 39272

$90,000

4 bd · 3.0 ba · 2,549 sqft · SingleFamily public records · 222 Days on market

Built 1975 0.41 ac lot $35/sqft · 63% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious two-story home featuring 4 bedrooms and 3 bathrooms. The property offers a living room with a fireplace, a kitchen, and a two-car garage. Enjoy the front yard and the home's inviting layout, perfect for family living.

Key facts

• Inviting layout
• Front yard
• 0.41 acre lot

Tags

• LIVING ROOM WITH FIREPLACE
• FRONT YARD
• INVITING LAYOUT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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.
• Hinds County School District (rural): math 25% / reading 29% proficiency, ranked #70 of 130 in MS (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 105 active listings in the ZIP; 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 + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask has dropped $70k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.
• 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.08% ✓
• Cap rate: 15.66%
• Cash-on-cash: 33.45%
• DSCR: 2.49
• GRM: 4.0

CMA / ARV

• ARV (median comp): $245,765
• List price: $90,000
• Delta: -63.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5227 Forest Hill Rd	0.26mi	4/2.0	2,600 (+2%)	21mo	$230,000	$88	64
5123 Forest Hill Rd	0.50mi	4/3.0	2,838 (+11%)	10mo	$255,000	$90	50
5222 Cloverdale Dr	0.25mi	4/2.0	2,200 (-14%)	18mo	$279,000	$127	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 2.20×
• Total profit: $30,286
• Equity at exit: $13,419

10-year hold

• IRR: 36.2%
• Equity multiple: 4.35×
• Total profit: $84,492
• 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 39272

• Home prices YoY: -9.8%
• Active inventory: 105
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,873 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$268 /mo · $3,210/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $703

Break-even live

Break-even rent $984

Max offer price $90,000

Occupancy floor 57%

Sensitivity live

Price	-10% $753	-5% $728	+0% $703	+5% $677	+10% $652
Rent	-10% $555	-5% $629	+0% $703	+5% $777	+10% $851
Rate	-1.0pp $748	-0.5pp $725	base $703	+0.5pp $679	+1.0pp $656

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: —

Listing history 39 events

1. 2026-06-18
   days on market $90,000 Active 222 DOM
2. 2026-06-17
   price $90,000 Active 221 DOM
3. 2026-06-17
   days on market $100,000 Active 221 DOM
4. 2026-06-16
   days on market $100,000 Active 220 DOM
5. 2026-06-15
   days on market $100,000 Active 219 DOM
6. 2026-06-14
   days on market $100,000 Active 217 DOM
7. 2026-06-10
   days on market $100,000 Active 214 DOM
8. 2026-06-09
   days on market $100,000 Active 213 DOM
9. 2026-06-08
   days on market $100,000 Active 212 DOM
10. 2026-06-07
    days on market $100,000 Active 211 DOM
11. 2026-06-03
    days on market $100,000 Active 207 DOM
12. 2026-06-02
    days on market $100,000 Active 206 DOM
13. 2026-06-01
    days on market $100,000 Active 205 DOM
14. 2026-05-31
    days on market $100,000 Active 204 DOM
15. 2026-05-30
    days on market $100,000 Active 203 DOM
16. 2026-05-16
    price $100,000 226-char remark

    Show marketing remark (226 chars)

    Spacious two-story home featuring 4 bedrooms and 3 bathrooms. The property offers a living room with a fireplace, a kitchen, and a two-car garage. Enjoy the front yard and the home's inviting layout, perfect for family living.

17. 2026-04-10
    price $105,000 226-char remark

    Show marketing remark (226 chars)

    Spacious two-story home featuring 4 bedrooms and 3 bathrooms. The property offers a living room with a fireplace, a kitchen, and a two-car garage. Enjoy the front yard and the home's inviting layout, perfect for family living.

18. 2026-03-31
    status Active 226-char remark

    Show marketing remark (226 chars)

    Spacious two-story home featuring 4 bedrooms and 3 bathrooms. The property offers a living room with a fireplace, a kitchen, and a two-car garage. Enjoy the front yard and the home's inviting layout, perfect for family living.

19. 2026-03-24
    status Pending 226-char remark

    Show marketing remark (226 chars)

    Spacious two-story home featuring 4 bedrooms and 3 bathrooms. The property offers a living room with a fireplace, a kitchen, and a two-car garage. Enjoy the front yard and the home's inviting layout, perfect for family living.

20. 2026-03-13
    price $110,000 226-char remark

    Show marketing remark (226 chars)

    Spacious two-story home featuring 4 bedrooms and 3 bathrooms. The property offers a living room with a fireplace, a kitchen, and a two-car garage. Enjoy the front yard and the home's inviting layout, perfect for family living.

21. 2026-02-13
    status Active 226-char remark

    Show marketing remark (226 chars)

    Spacious two-story home featuring 4 bedrooms and 3 bathrooms. The property offers a living room with a fireplace, a kitchen, and a two-car garage. Enjoy the front yard and the home's inviting layout, perfect for family living.

22. 2026-02-13
    price $115,000 226-char remark

    Show marketing remark (226 chars)

    Spacious two-story home featuring 4 bedrooms and 3 bathrooms. The property offers a living room with a fireplace, a kitchen, and a two-car garage. Enjoy the front yard and the home's inviting layout, perfect for family living.

23. 2026-02-09
    historical 226-char remark

    Show marketing remark (226 chars)

    Spacious two-story home featuring 4 bedrooms and 3 bathrooms. The property offers a living room with a fireplace, a kitchen, and a two-car garage. Enjoy the front yard and the home's inviting layout, perfect for family living.

24. 2026-02-04
    status Active 226-char remark

    Show marketing remark (226 chars)

    Spacious two-story home featuring 4 bedrooms and 3 bathrooms. The property offers a living room with a fireplace, a kitchen, and a two-car garage. Enjoy the front yard and the home's inviting layout, perfect for family living.

25. 2026-01-30
    historical 226-char remark

    Show marketing remark (226 chars)

    Spacious two-story home featuring 4 bedrooms and 3 bathrooms. The property offers a living room with a fireplace, a kitchen, and a two-car garage. Enjoy the front yard and the home's inviting layout, perfect for family living.

26. 2026-01-21
    status Active 226-char remark

    Show marketing remark (226 chars)

    Spacious two-story home featuring 4 bedrooms and 3 bathrooms. The property offers a living room with a fireplace, a kitchen, and a two-car garage. Enjoy the front yard and the home's inviting layout, perfect for family living.

27. 2026-01-19
    historical 226-char remark

    Show marketing remark (226 chars)

    Spacious two-story home featuring 4 bedrooms and 3 bathrooms. The property offers a living room with a fireplace, a kitchen, and a two-car garage. Enjoy the front yard and the home's inviting layout, perfect for family living.

28. 2025-10-22
    listed $160,000 Active 226-char remark

    Show marketing remark (226 chars)

    Spacious two-story home featuring 4 bedrooms and 3 bathrooms. The property offers a living room with a fireplace, a kitchen, and a two-car garage. Enjoy the front yard and the home's inviting layout, perfect for family living.

29. 2019-04-05
    soldstatus 496-char remark

    Show marketing remark (496 chars)

    4 Bedrooms, 3 Bath Formal Style Contemporary Home! Originally Built In '75 But All The Upgrades Of A New Home. You Will Appreciate The Unique Style Of This Home And The Upgrades. Features Of The Interior Would Include: Family Room, Den (Keeping Room) With Fireplace, Spacious Bedrooms, New Appliances, New Flooring, New Counter-tops, Fresh Paint, New Fixtures. Outdoor Features Include: Spacious Yard, Privacy Backyard And Lots of Parking. Make Your Appointment To Tour This Home. Priced To Sell!

30. 2019-04-05
    soldstatus

    Show marketing remark (496 chars)

    4 Bedrooms, 3 Bath Formal Style Contemporary Home! Originally Built In '75 But All The Upgrades Of A New Home. You Will Appreciate The Unique Style Of This Home And The Upgrades. Features Of The Interior Would Include: Family Room, Den (Keeping Room) With Fireplace, Spacious Bedrooms, New Appliances, New Flooring, New Counter-tops, Fresh Paint, New Fixtures. Outdoor Features Include: Spacious Yard, Privacy Backyard And Lots of Parking. Make Your Appointment To Tour This Home. Priced To Sell!

31. 2019-01-08
    listed $159,900 496-char remark

    Show marketing remark (496 chars)

    4 Bedrooms, 3 Bath Formal Style Contemporary Home! Originally Built In '75 But All The Upgrades Of A New Home. You Will Appreciate The Unique Style Of This Home And The Upgrades. Features Of The Interior Would Include: Family Room, Den (Keeping Room) With Fireplace, Spacious Bedrooms, New Appliances, New Flooring, New Counter-tops, Fresh Paint, New Fixtures. Outdoor Features Include: Spacious Yard, Privacy Backyard And Lots of Parking. Make Your Appointment To Tour This Home. Priced To Sell!

32. 2019-01-02
    historical
33. 2018-09-08
    listed $165,900
34. 2018-04-10
    soldstatus
35. 2018-04-10
    soldstatus
36. 2018-02-23
    listed $76,000
37. 2017-01-09
    soldstatus
38. 1997-12-26
    soldstatus
39. 1993-04-29
    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: $3,210 · $268/mo
• Projected year-2 tax: $3,210 · $268/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 4/10 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: $22,474
• − Mortgage interest: −$5,041
• − Property taxes: −$3,210
• − Insurance: −$450
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$2,618
• Taxable income: $7,558
• Est. tax owed @ 24.0%: −$1,814
• After-tax cash flow: $6,617/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: Hinds County School District
• NCES district ID: 2801860
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $53,335
• Composite: 24.02/100
• National rank: #7771
• State rank: #70 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
• City population: 140,204
• Population (ZIP): 14,161

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 (75%)
• Race & ethnicity: Black 75% White 22% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Swedish 2% Lithuanian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -20.11%
• Current HPI: 184.3215
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+31.6% since first listed

24 events — show timeline

• 2026-05-16 Price Changed $100,000 MLSU
• 2026-04-10 Price Changed $105,000 MLSU
• 2026-03-31 Relisted — MLSU
• 2026-03-24 Pending — MLSU
• 2026-03-13 Price Changed $110,000 MLSU
• 2026-02-13 Relisted — MLSU
• 2026-02-13 Price Changed $115,000 MLSU
• 2026-02-09 Listing Removed — MLSU
• 2026-02-04 Relisted — MLSU
• 2026-01-30 Listing Removed — MLSU
• 2026-01-21 Relisted — MLSU
• 2026-01-19 Listing Removed — MLSU
• 2025-10-22 Listed $160,000 MLSU
• 2019-04-05 Sold (Public Records) — Public Records
• 2019-04-05 Sold (MLS) — MLSU
• 2019-01-08 Listed $159,900 MLSU
• 2019-01-02 Listing Removed — MLSU
• 2018-09-08 Listed $165,900 MLSU
• 2018-04-10 Sold (Public Records) — Public Records
• 2018-04-10 Sold (MLS) — MLSU
• 2018-02-23 Listed $76,000 MLSU
• 2017-01-09 Sold (Public Records) — Public Records
• 1997-12-26 Sold (Public Records) — Public Records
• 1993-04-29 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $3,210 · +4.2% YoY. Source: county tax records.