18 Begonia Ct · Jackson, MS 39206

$129,900

3 bd · 1.5 ba · 1,260 sqft · SingleFamily public records · 9 Days on market

Built 1983 0.38 ac lot $103/sqft · 7% below area Est $140k · 7% under ↓ 10% 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 +27.1/30.0
• ARV discount +10.8/15.0
• DSCR +9.4/10.0
• 1% rule +6.4/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to a beautifully renovated 3-bedroom, 1.5-bath home located in the heart of Jackson. This move-in-ready property features brand-new luxury vinyl plank flooring throughout, creating a modern, cohesive look across the home. The fully updated kitchen showcases new cabinetry, sleek finishes, and updated fixtures, flowing seamlessly into the living and dining spaces, perfect for everyday living and entertaining. Both bathrooms have been thoughtfully remodeled with tile finishes, offering a clean, contemporary feel. Additional upgrades include new interior doors, new ceiling fans, and a freshly renovated laundry room with tile flooring, adding both style and functionality. With its

Key facts

• New ceiling fans
• Updated kitchen
• New interior doors

Tags

• LUXURY VINYL PLANK FLOORING
• UPDATED KITCHEN
• REMODELED BATHROOMS
• NEW INTERIOR DOORS
• NEW CEILING FANS
• RENOVATED LAUNDRY ROOM

Property features AI

Exterior

• Parking: Driveway with space for 2 vehicles
• Utilities: Public water; Public sewer; Electricity available; Sewer available
• Home design: Single family residence (house); One story; Move-in ready
• Construction: Brick and siding construction; Architectural shingle roof; Conventional foundation; Built in 2026 (public records)
• Exterior features: Back yard fencing; Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Microwave
• Flooring: Luxury vinyl; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans for cooling
• Interior features: Ceiling fans; His and hers closets; Aluminum window frames
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

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: North Jackson Elementary School (math 7% / reading 25%, grade F, #270 of 375 statewide, top 72%, 383 students, 100% FRL); Kirksey Middle School (math 7% / reading 13%, grade F, #152 of 179 statewide, top 88%, 247 students, 100% FRL); Callaway High School (math 3% / reading 10%, grade F, #191 of 197 statewide, top 97%, 923 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 41% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 + 2.8% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• 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 $129,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (median comp): $140,042
• List price: $129,900
• Delta: -7.24%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6173 Clarence Dr	0.33mi	3/2.0	1,332 (+6%)	7mo	$138,900	$104	67
6394 Quail Lake Dr	0.38mi	3/2.0	1,206 (-4%)	23mo	$144,000	$119	54

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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,096
• Equity at exit: $19,369

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $30,814
• Equity at exit: $11,231

Cash invested: $36,372 (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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,475 high
• Mortgage (P&I): −$681
• Tax from tax record: −$62 /mo · $741/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $368

Break-even live

Break-even rent $1,009

Max offer price $129,900

Occupancy floor 70%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
791 W County Line Rd Jackson, MS	3.0	2.0	1344	$1,385	$1.03	14d	1	0.33mi
791 W County Line Rd Jackson, MS	3.0	2.0	1344	$1,445	$1.08	44d	1	0.33mi
425 Beasley Rd Jackson, MS	2.0	1.0–2.0	995	$885	$0.89	14d	3	0.76mi
492 E Beasley Rd Jackson, MS	1.0–3.0	1.0–2.0	1133	$1,440	$1.27	14d	8	1.22mi
5421 Crepe Myrtle Dr Jackson, MS	4.0	1.5	1079	$1,295	$1.20	23d	1	1.49mi

Listing history 12 events

1. 2026-06-18
   status $129,900 Active 9 DOM
2. 2026-05-13
   listed $129,900 Active 816-char remark
3. 2026-03-05
   status Pending
4. 2026-03-05
   historical
5. 2026-02-27
   price $129,900
6. 2026-01-10
   listed $145,000 Active
7. 2014-05-23
   soldstatus
8. 2006-08-22
   soldstatus
9. 2004-11-02
   soldstatus
10. 1999-11-12
    soldstatus
11. 1994-08-05
    soldstatus
12. 1981-09-30
    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: $741 · $62/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$285/yr (+$24/mo · 38.5%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,697
• − Mortgage interest: −$7,276
• − Property taxes: −$741
• − Insurance: −$650
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$3,779
• Taxable income: $2,420
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $3,835/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-10.4% since first listed

12 events — show timeline

• 2026-05-22 Pending — MLSU
• 2026-05-13 Listed $129,900 MLSU
• 2026-03-05 Pending — MLSU
• 2026-03-05 Listing Removed — MLSU
• 2026-02-27 Price Changed $129,900 MLSU
• 2026-01-10 Listed $145,000 MLSU
• 2014-05-23 Sold (Public Records) — Public Records
• 2006-08-22 Sold (Public Records) — Public Records
• 2004-11-02 Sold (Public Records) — Public Records
• 1999-11-12 Sold (Public Records) — Public Records
• 1994-08-05 Sold (Public Records) — Public Records
• 1981-09-30 Sold (Public Records) — Public Records