2806 Tara Rd · Jackson, MS 39212

$70,000

3 bd · 1.5 ba · 1,100 sqft · SingleFamily public records · 111 Days on market

Built 1971 0.32 ac lot $64/sqft · 95% above 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
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is cozy and charming. It is close to the interstate and shopping.It is a perfect investment or starter home. Move in ready.Contact your realtor and come see this move in ready property today.

Key facts

• 0.32 acre lot
• Parking
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/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 14.1% 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: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $484 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 + 4.2% 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 111 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 16y 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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 1971 — 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: 1.73% ✓
• Cap rate: 14.09%
• Cash-on-cash: 27.86%
• DSCR: 2.24
• GRM: 4.8

CMA / ARV

• ARV (median comp): $35,873
• List price: $70,000
• Delta: 95.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2677 Shannon St	0.18mi	3/1.0	1,032 (-6%)	2mo	$60,000	$58	78
2842 Teresa Dr	0.15mi	3/1.0	1,008 (-8%)	2mo	$35,000	$35	76
2813 Brookwood Dr	0.30mi	3/1.0	1,141 (+4%)	3mo	$45,000	$39	75
2877 Teresa Dr	0.22mi	3/1.5	1,006 (-8%)	4mo	$105,000	$104	72
2566 Mcdowell Cir	0.33mi	3/1.5	1,204 (+10%)	3mo	$35,000	$29	66
1319 Dorgan St	0.62mi	3/2.0	1,131 (+3%)	1mo	$65,000	$57	64
2805 Engleside Dr	0.42mi	3/1.0	1,200 (+9%)	0mo	$54,200	$45	63
2716 Woodside Dr	0.51mi	3/1.5	1,184 (+8%)	0mo	$54,900	$46	63
2920 Lakewood Dr	0.58mi	4/2.0 (+1)	1,125 (+2%)	1mo	$69,900	$62	62
1539 Woodburn St	0.54mi	3/1.0	1,043 (-5%)	5mo	$90,000	$86	60
677 Woody Dr	0.62mi	3/2.0	1,248 (+14%)	2mo	$70,000	$56	45
3333 Rosemary Ave	0.75mi	3/1.5	1,241 (+13%)	5mo	$63,000	$51	40

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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 1.98×
• Total profit: $19,179
• Equity at exit: $10,437

10-year hold

• IRR: 32.1%
• Equity multiple: 4.09×
• Total profit: $60,501
• Equity at exit: $6,052

Cash invested: $19,600 (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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,208 high
• Mortgage (P&I): −$367
• Tax from tax record: −$103 /mo · $1,240/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $455

Break-even live

Break-even rent $632

Max offer price $70,000

Occupancy floor 57%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	0.17mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	0.28mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	0.30mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	0.30mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	0.32mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	0.44mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	0.44mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	0.45mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	0.49mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	0.53mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	0.53mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	0.59mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	0.59mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.63mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	0.63mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	0.63mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	13d	1	0.70mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.70mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	13d	1	0.71mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	0.74mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	0.78mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	0.78mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	0.83mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	0.86mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	0.94mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	13d	1	0.94mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	0.95mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	1.01mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	1.05mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	1.09mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	43d	18	1.12mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	13d	1	1.24mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	1.26mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	13d	1	1.33mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	43d	1	1.36mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	1.41mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	43d	1	1.42mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	13d	1	1.50mi

Listing history 42 events

1. 2026-06-18
   days on market $70,000 Active 111 DOM
2. 2026-06-17
   days on market $70,000 Active 110 DOM
3. 2026-06-16
   days on market $70,000 Active 109 DOM
4. 2026-06-15
   days on market $70,000 Active 108 DOM
5. 2026-06-14
   days on market $70,000 Active 106 DOM
6. 2026-06-13
   days on market $70,000 Active 105 DOM
7. 2026-06-10
   days on market $70,000 Active 103 DOM
8. 2026-06-09
   days on market $70,000 Active 102 DOM
9. 2026-06-08
   days on market $70,000 Active 101 DOM
10. 2026-06-07
    days on market $70,000 Active 100 DOM
11. 2026-06-05
    days on market $70,000 Active 97 DOM
12. 2026-06-03
    days on market $70,000 Active 96 DOM
13. 2026-06-02
    days on market $70,000 Active 95 DOM
14. 2026-06-01
    days on market $70,000 Active 94 DOM
15. 2026-05-31
    days on market $70,000 Active 93 DOM
16. 2026-05-30
    days on market $70,000 Active 92 DOM
17. 2026-05-15
    price $70,000 201-char remark

    Show marketing remark (201 chars)

    This home is cozy and charming. It is close to the interstate and shopping.It is a perfect investment or starter home. Move in ready.Contact your realtor and come see this move in ready property today.

18. 2026-02-26
    listed $75,000 Active 201-char remark

    Show marketing remark (201 chars)

    This home is cozy and charming. It is close to the interstate and shopping.It is a perfect investment or starter home. Move in ready.Contact your realtor and come see this move in ready property today.

19. 2026-01-10
    status Active
20. 2025-10-25
    status Active
21. 2025-10-23
    status Pending
22. 2025-10-23
    historical
23. 2025-10-23
    historical
24. 2025-05-30
    listed $85,900 Active
25. 2024-05-27
    historical
26. 2024-04-15
    status Active
27. 2024-04-02
    historical
28. 2024-01-01
    status Active
29. 2023-12-02
    status Pending
30. 2023-09-29
    status Active
31. 2023-09-22
    status Pending
32. 2023-09-06
    listed $49,900 Active
33. 2021-10-03
    historical
34. 2021-07-30
    soldstatus
35. 2019-12-06
    soldstatus
36. 2019-09-13
    listed $20,500
37. 2019-04-16
    soldstatus
38. 2010-11-05
    soldstatus
39. 2010-11-05
    soldstatus
40. 2010-07-07
    listed $12,000
41. 1996-09-25
    soldstatus
42. 1992-10-30
    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: $1,240 · $103/mo
• Projected year-2 tax: $1,240 · $103/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 6/10 Major 6 d/yr ≥108°F today · 17 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: $14,500
• − Mortgage interest: −$3,921
• − Property taxes: −$1,240
• − Insurance: −$350
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$2,036
• Taxable income: $4,633
• Est. tax owed @ 24.0%: −$1,112
• After-tax cash flow: $4,348/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): 25,659
• Household income: $50,722
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1314.0

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 (86%)
• Race & ethnicity: Black 86% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1% · 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: ▼ -23.01%
• Current HPI: 174.4025
• Rent YoY: ▲ 4.23%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+483.3% since first listed

26 events — show timeline

• 2026-05-15 Price Changed $70,000 MLSU
• 2026-02-26 Listed $75,000 MLSU
• 2026-01-10 Relisted — MLSU
• 2025-10-25 Relisted — MLSU
• 2025-10-23 Pending — MLSU
• 2025-10-23 Listing Removed — MLSU
• 2025-10-23 Listing Removed — MLSU
• 2025-05-30 Listed $85,900 MLSU
• 2024-05-27 Listing Removed — MLSU
• 2024-04-15 Relisted — MLSU
• 2024-04-02 Listing Removed — MLSU
• 2024-01-01 Relisted — MLSU
• 2023-12-02 Pending — MLSU
• 2023-09-29 Relisted — MLSU
• 2023-09-22 Pending — MLSU
• 2023-09-06 Listed $49,900 MLSU
• 2021-10-03 Listing Removed — MLSU
• 2021-07-30 Sold (Public Records) — Public Records
• 2019-12-06 Sold (Public Records) — Public Records
• 2019-09-13 Listed $20,500 MLSU
• 2019-04-16 Sold (Public Records) — Public Records
• 2010-11-05 Sold (Public Records) — Public Records
• 2010-11-05 Sold (MLS) — MLSU
• 2010-07-07 Listed $12,000 MLSU
• 1996-09-25 Sold (Public Records) — Public Records
• 1992-10-30 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,240 · +2.8% YoY. Source: county tax records.