918 Stuart St · Jackson, MS 39204

$30,000

2 bd · 1.0 ba · 916 sqft · SingleFamily public records · 24 Days on market

Built 1952 0.50 ac lot $33/sqft · at area comps Est $32k · at est. ↓ 50% since listing

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +9.7/15.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Incoming producing property: This 3 bedroom, 1 bath home is need of a new homeowner. The current tenant is paying $850 per month.

Key facts

• 0.5 acre lot
• Garage
• Built 1952

Property features AI

Finance

• Other: Approximately 0.5-acre lot

Exterior

• Parking: 1-car garage; Paved parking
• Utilities: Public water; Public sewer
• Home design: Single-family house; One level
• Construction: Built with asbestos and brick materials; Brick/mortar and conventional foundation; Asphalt shingle roof
• Exterior features: Chain link fencing

Interior

• Kitchen: Oven; Refrigerator
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric and natural gas); Central air conditioning
• Interior features: Aluminum and wood frame windows; Fixer condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 30.8% 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: 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: Key Elementary School (math 12% / reading 12%, grade F, #308 of 375 statewide, top 83%, 199 students, 100% FRL); Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 students, 100% FRL); Wingfield High School (math 7% / reading 12%, grade F, #179 of 197 statewide, top 92%, 608 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• In year one you build about $3k of equity ($207 loan paydown + $3k 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 + 8.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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

• Watch-outs: built in 1952 — 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 $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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: 3.44% ✓
• Cap rate: 30.78%
• Cash-on-cash: 87.47%
• DSCR: 4.89
• GRM: 2.4

CMA / ARV

• ARV (median comp): $31,551
• List price: $30,000
• Delta: -4.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
979 Winn St	0.15mi	2/1.0	796 (-13%)	3mo	$22,000	$28	69
2759 Brookwood Dr	0.50mi	3/1.0 (+1)	980 (+7%)	5mo	$74,000	$76	56
2677 Shannon St	0.40mi	3/1.0 (+1)	1,032 (+13%)	2mo	$60,000	$58	54
2632 Shannon St	0.34mi	3/1.0 (+1)	1,032 (+13%)	7mo	$17,000	$16	52
1184 W Mcdowell Rd	0.42mi	2/1.0	808 (-12%)	12mo	$53,000	$66	51
2821 Greenview Dr	0.58mi	3/1.0 (+1)	832 (-9%)	9mo	$30,000	$36	45
2836 Woodbine St	0.40mi	3/2.0 (+1)	1,012 (+10%)	11mo	$33,500	$33	45
2842 Teresa Dr	0.71mi	3/1.0 (+1)	1,008 (+10%)	2mo	$35,000	$35	44
2647 Glenn St	0.57mi	3/1.0 (+1)	1,050 (+15%)	2mo	$14,500	$14	42
2705 Charleston Dr	0.67mi	3/1.0 (+1)	1,008 (+10%)	20mo	$87,900	$87	30
2823 Charleston Dr	0.74mi	3/1.0 (+1)	1,008 (+10%)	20mo	$65,000	$64	27
2835 Glenderry St	0.65mi	3/2.0 (+1)	1,050 (+15%)	12mo	$99,700	$95	27

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.24×
• Total profit: $60,812
• Equity at exit: $27,026

10-year hold

• IRR: 98.1%
• Equity multiple: 20.28×
• Total profit: $161,970
• Equity at exit: $58,283

Cash invested: $8,400 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,033 high
• Mortgage (P&I): −$157
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $612

Break-even live

Break-even rent $258

Max offer price $30,000

Occupancy floor 36%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	0.35mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	0.51mi
225 W McDowell Rd Apt L2 Jackson, MS	1.0	1.0	896	$750	$0.84	21d	1	0.73mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$975	$1.08	44d	18	0.73mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	0.75mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.78mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	0.78mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.20mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	1.31mi
1595 W Highland Dr Jackson, MS	1.0	1.0	735	$899	$1.22	44d	1	1.43mi

Listing history 25 events

1. 2026-06-02
   status $30,000 Pending 24 DOM
2. 2026-06-01
   days on market $30,000 Active 24 DOM
3. 2026-05-31
   days on market $30,000 Active 23 DOM
4. 2026-05-30
   days on market $30,000 Active 22 DOM
5. 2026-05-07
   listed $30,000 Active 237-char remark
6. 2023-03-09
   soldstatus
7. 2022-09-09
   soldstatus Closed 129-char remark

   Show marketing remark (129 chars)

   Incoming producing property: This 3 bedroom, 1 bath home is need of a new homeowner. The current tenant is paying $850 per month.

8. 2022-08-30
   status Pending 129-char remark

   Show marketing remark (129 chars)

   Incoming producing property: This 3 bedroom, 1 bath home is need of a new homeowner. The current tenant is paying $850 per month.

9. 2022-08-16
   price $44,500 129-char remark

   Show marketing remark (129 chars)

   Incoming producing property: This 3 bedroom, 1 bath home is need of a new homeowner. The current tenant is paying $850 per month.

10. 2022-07-28
    listed $48,500 Active 129-char remark

    Show marketing remark (129 chars)

    Incoming producing property: This 3 bedroom, 1 bath home is need of a new homeowner. The current tenant is paying $850 per month.

11. 2021-10-01
    historical
12. 2020-06-26
    soldstatus
13. 2020-06-26
    soldstatus
14. 2019-06-24
    listed $20,000
15. 2011-08-11
    soldstatus
16. 2011-08-11
    soldstatus
17. 2010-11-18
    listed $23,500
18. 2010-08-03
    historical
19. 2010-08-03
    soldstatus
20. 2010-02-23
    listed $44,900
21. 2006-11-08
    historical
22. 2004-02-06
    listed $59,900
23. 2002-06-22
    listed $59,900
24. 1993-06-08
    soldstatus
25. 1954-04-17
    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: $412 · $34/mo
• Projected year-2 tax: $412 · $34/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,401
• − Mortgage interest: −$1,680
• − Property taxes: −$412
• − Insurance: −$150
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$873
• Taxable income: $7,302
• Est. tax owed @ 24.0%: −$1,753
• After-tax cash flow: $5,595/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): 13,249
• Household income: $30,237
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 1099.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 4% Hispanic / Latino 3%
• Foreign-born: 2% · 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: ▲ 17.25%
• Current HPI: 233.9061
• Rent YoY: ▲ 13.56%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-49.9% since first listed

22 events — show timeline

• 2026-06-01 Pending — MLSU
• 2026-05-07 Listed $30,000 MLSU
• 2023-03-09 Sold (Public Records) — Public Records
• 2022-09-09 Sold (MLS) — MLSU
• 2022-08-30 Pending — MLSU
• 2022-08-16 Price Changed $44,500 MLSU
• 2022-07-28 Listed $48,500 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2020-06-26 Sold (Public Records) — Public Records
• 2020-06-26 Sold (MLS) — MLSU
• 2019-06-24 Listed $20,000 MLSU
• 2011-08-11 Sold (Public Records) — Public Records
• 2011-08-11 Sold (MLS) — MLSU
• 2010-11-18 Listed $23,500 MLSU
• 2010-08-03 Sold (Public Records) — Public Records
• 2010-08-03 Listing Removed — MLSU
• 2010-02-23 Listed $44,900 MLSU
• 2006-11-08 Listing Removed — MLSU
• 2004-02-06 Listed $59,900 MLSU
• 2002-06-22 Listed $59,900 MLSU
• 1993-06-08 Sold (Public Records) — Public Records
• 1954-04-17 Sold (Public Records) — Public Records

Property tax history

-0.2%/yr

Latest (2025): $412 · +1.4% YoY. Source: county tax records.