1126 Aberdeen St · Jackson, MS 39209

$32,000

4 bd · 4.0 ba · 1,612 sqft · SingleFamily public records · 156 Days on market

Built 1954 10,454 sqft lot $20/sqft · 36% below area Est $59k · 46% under ↓ 29% since listing

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Why this score? — see what drove the C 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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Unlock the potential of this spacious 4 bedroom with 4 bathrooms in this 2 story home. This property can be your next investment project to become a home or rental property. This home is being sold AS-IS. Seller has never occupied home.

Key facts

• 0.24 acre lot
• 2 parking spots
• Built 1954

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $28k (12.0% below list) — sets the bar for market timing.
• Cap rate 36.7% 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.
• 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: 165 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,377/mo this rent would consume 45% of the median local household income ($36k/yr) (locally 1627% 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 $3k of equity ($221 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 + 3.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $2k (6%) 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; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $28,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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 1954 — 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: 4.30% ✓
• Cap rate: 36.69%
• Cash-on-cash: 108.56%
• DSCR: 5.83
• GRM: 1.9

CMA / ARV

• ARV (median comp): $59,001
• List price: $32,000
• Delta: -45.76%
• 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
1058 Alta Vista Blvd	0.28mi	3/1.5 (-1)	1,405 (-13%)	4mo	$50,000	$36	48
747 Eastview St	0.55mi	3/2.5 (-1)	1,654 (+3%)	16mo	$20,000	$12	46
1053 Ellis Ave	0.39mi	3/2.0 (-1)	1,488 (-8%)	13mo	$53,000	$36	45
957 Alta Vista Blvd	0.33mi	3/2.5 (-1)	1,472 (-9%)	17mo	$30,450	$21	45
1111 Ame Logan St	0.35mi	3/2.0 (-1)	1,776 (+10%)	20mo	$70,000	$39	38
512 Lexington Ave	0.67mi	3/2.0 (-1)	1,762 (+9%)	11mo	$44,500	$25	31

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: —
• Equity multiple: 8.71×
• Total profit: $69,110
• Equity at exit: $28,828

10-year hold

• IRR: —
• Equity multiple: 19.20×
• Total profit: $163,028
• Equity at exit: $62,169

Cash invested: $8,960 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$168
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $811

Break-even live

Break-even rent $351

Max offer price $32,000

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 Pecan Blvd Jackson, MS	5.0	2.0	2078	$1,600	$0.77	13d	1	0.31mi
309 S Denver St Jackson, MS	4.0	3.5	1500	$2,500	$1.67	43d	1	0.91mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	13d	1	1.05mi
137 Sivley Ave Jackson, MS	3.0	1.0	1288	$1,000	$0.78	21d	1	1.14mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	13d	1	1.28mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	23d	1	1.39mi

Listing history 23 events

1. 2026-06-18
   days on market $32,000 Active 156 DOM
2. 2026-06-17
   days on market $32,000 Active 155 DOM
3. 2026-06-16
   days on market $32,000 Active 154 DOM
4. 2026-06-15
   days on market $32,000 Active 153 DOM
5. 2026-06-14
   days on market $32,000 Active 151 DOM
6. 2026-06-13
   days on market $32,000 Active 150 DOM
7. 2026-06-10
   days on market $32,000 Active 148 DOM
8. 2026-06-09
   days on market $32,000 Active 147 DOM
9. 2026-06-08
   days on market $32,000 Active 146 DOM
10. 2026-06-07
    days on market $32,000 Active 145 DOM
11. 2026-06-05
    days on market $32,000 Active 142 DOM
12. 2026-06-03
    days on market $32,000 Active 141 DOM
13. 2026-06-02
    days on market $32,000 Active 140 DOM
14. 2026-06-01
    days on market $32,000 Active 139 DOM
15. 2026-05-31
    days on market $32,000 Active 138 DOM
16. 2026-05-30
    days on market $32,000 Active 137 DOM
17. 2026-02-19
    price $32,000 236-char remark

    Show marketing remark (236 chars)

    Unlock the potential of this spacious 4 bedroom with 4 bathrooms in this 2 story home. This property can be your next investment project to become a home or rental property. This home is being sold AS-IS. Seller has never occupied home.

18. 2026-01-13
    listed $34,000 Active 236-char remark

    Show marketing remark (236 chars)

    Unlock the potential of this spacious 4 bedroom with 4 bathrooms in this 2 story home. This property can be your next investment project to become a home or rental property. This home is being sold AS-IS. Seller has never occupied home.

19. 2023-10-20
    soldstatus
20. 2020-06-29
    historical
21. 2019-05-10
    listed $45,000
22. 2018-12-19
    soldstatus
23. 1965-01-19
    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: $1,156 · $96/mo
• Projected year-2 tax: $1,156 · $96/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $16,528
• − Mortgage interest: −$1,792
• − Property taxes: −$1,156
• − Insurance: −$160
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$931
• Taxable income: $9,844
• Est. tax owed @ 24.0%: −$2,362
• After-tax cash flow: $7,364/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-28.9% since first listed

7 events — show timeline

• 2026-02-19 Price Changed $32,000 MLSU
• 2026-01-13 Listed $34,000 MLSU
• 2023-10-20 Sold (Public Records) — Public Records
• 2020-06-29 Listing Removed — MLSU
• 2019-05-10 Listed $45,000 MLSU
• 2018-12-19 Sold (Public Records) — Public Records
• 1965-01-19 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,156 · +3.0% YoY. Source: county tax records.