2616 Glenn St · Jackson, MS 39204

$70,000

2 bd · 1.0 ba · 1,118 sqft · SingleFamily public records · 32 Days on market

Built 1955 0.30 ac lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Recently renovated 3-bedroom, 2-bath home offering great potential for an owner-occupant or investor. Updates include a new roof, new flooring, fresh interior paint, and refreshed living spaces featuring a spacious living area, dining room, and kitchen layout ready for finishing touches. Property is being sold as-is and currently requires replacement of HVAC, electrical components, and appliances due to prior theft. With many major cosmetic improvements already completed, this home presents an excellent opportunity to add value and make it your own.

Key facts

• Spacious living area
• New flooring
• Kitchen layout

Tags

• NEW ROOF
• NEW FLOORING
• FRESH INTERIOR PAINT
• SPACIOUS LIVING AREA
• DINING ROOM
• KITCHEN LAYOUT

Property features AI

Finance

• Other: Property living area reported as 1,100 (source: Public Records)
• Financial info: Financial details not provided
• HOA & community: HOA/community details not provided

Exterior

• Parking: Concrete driveway
• Security: Security details not provided
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Water available
• Home design: Single-family house; One level
• Construction: Siding exterior; Conventional foundation; Built year not provided
• Exterior features: Architectural shingle roof; Lot of approximately 0.3 acres

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring details not provided
• Bathrooms: 2 bathrooms
• Heating & cooling: Ceiling fan(s) for cooling
• Interior features: Ceiling fans
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/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: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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 (+13.6%/yr); 121 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 44% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 32 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.60% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.55%
• DSCR: 2.27
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $41,366
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2647 Glenn St	0.07mi	3/1.0 (+1)	1,050 (-6%)	2mo	$14,500	$14	80
715 Dorgan St	0.33mi	3/1.0 (+1)	1,122 (+0%)	6mo	$77,500	$69	74
2524 Coronet Pl	0.17mi	3/1.0 (+1)	1,190 (+6%)	3mo	$30,000	$25	74
2364 Coronet Pl	0.13mi	3/1.0 (+1)	1,190 (+6%)	6mo	$74,500	$63	73
1904 Willaneel Dr	0.74mi	2/1.0	1,091 (-2%)	6mo	$15,000	$14	56
2112 Paden St	0.49mi	3/1.0 (+1)	1,259 (+13%)	1mo	$35,000	$28	51
2805 Engleside Dr	0.68mi	3/1.0 (+1)	1,200 (+7%)	0mo	$54,200	$45	50
167 Treehaven Dr	0.74mi	3/2.0 (+1)	1,151 (+3%)	1mo	$39,500	$34	50
545 Merigold Dr	0.47mi	3/2.0 (+1)	1,220 (+9%)	4mo	$79,000	$65	50
1906 Shamrock Dr	0.71mi	3/1.5 (+1)	1,156 (+3%)	5mo	$59,000	$51	50
936 Winn St	0.61mi	3/2.5 (+1)	1,196 (+7%)	6mo	$44,500	$37	44
218 Hilliyard Ct	0.64mi	3/1.0 (+1)	980 (-12%)	4mo	$24,900	$25	41

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: 48.8%
• Equity multiple: 4.76×
• Total profit: $73,720
• Equity at exit: $63,062

10-year hold

• IRR: 44.5%
• Equity multiple: 11.63×
• Total profit: $208,373
• Equity at exit: $135,995

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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,121 high
• Mortgage (P&I): −$367
• Tax from tax record: −$23 /mo · $277/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $466

Break-even live

Break-even rent $531

Max offer price $70,000

Occupancy floor 53%

Sensitivity live

Price	-10% $506	-5% $486	+0% $466	+5% $446	+10% $427
Rent	-10% $378	-5% $422	+0% $466	+5% $511	+10% $555
Rate	-1.0pp $501	-0.5pp $484	base $466	+0.5pp $448	+1.0pp $430

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	0.13mi
225 W McDowell Rd Apt L2 Jackson, MS	1.0	1.0	896	$750	$0.84	22d	1	0.32mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$975	$1.08	45d	18	0.32mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	0.52mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	45d	1	0.65mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	15d	1	0.83mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	24d	1	0.83mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	45d	1	0.89mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	15d	1	1.07mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	45d	1	1.07mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	45d	1	1.08mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	1.10mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	1.10mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	15d	1	1.23mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	15d	1	1.25mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	45d	1	1.27mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	1.34mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	1.36mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	15d	1	1.36mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	24d	1	1.44mi

Listing history 21 events

1. 2026-06-18
   days on market $70,000 Active 32 DOM
2. 2026-06-17
   days on market $70,000 Active 31 DOM
3. 2026-06-16
   days on market $70,000 Active 30 DOM
4. 2026-06-15
   days on market $70,000 Active 29 DOM
5. 2026-06-14
   days on market $70,000 Active 27 DOM
6. 2026-06-13
   days on market $70,000 Active 26 DOM
7. 2026-06-10
   days on market $70,000 Active 24 DOM
8. 2026-06-09
   days on market $70,000 Active 23 DOM
9. 2026-06-08
   days on market $70,000 Active 22 DOM
10. 2026-06-07
    pricedays on market $70,000 Active 21 DOM
11. 2026-06-05
    days on market $85,000 Active 18 DOM
12. 2026-06-03
    days on market $85,000 Active 17 DOM
13. 2026-06-02
    days on market $85,000 Active 16 DOM
14. 2026-06-01
    days on market $85,000 Active 15 DOM
15. 2026-05-31
    days on market $85,000 Active 14 DOM
16. 2026-05-30
    days on market $85,000 Active 13 DOM
17. 2026-05-17
    listed $85,000 Active
18. 2023-10-24
    soldstatus
19. 2013-06-21
    soldstatus
20. 1997-10-01
    soldstatus
21. 1991-06-10
    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: $277 · $23/mo
• Projected year-2 tax: $553 · $46/mo
• Expected delta: +$276/yr (+$23/mo · 99.7%)

ⓘ 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 · 16 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: $13,452
• − Mortgage interest: −$3,921
• − Property taxes: −$277
• − Insurance: −$350
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$2,036
• Taxable income: $4,715
• Est. tax owed @ 24.0%: −$1,132
• After-tax cash flow: $4,463/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

5 events — show timeline

• 2026-05-17 Listed $85,000 MLSU
• 2023-10-24 Sold (Public Records) — Public Records
• 2013-06-21 Sold (Public Records) — Public Records
• 1997-10-01 Sold (Public Records) — Public Records
• 1991-06-10 Sold (Public Records) — Public Records

Property tax history

-4.0%/yr

Latest (2025): $277 · +0.5% YoY. Source: county tax records.