215 Carmel Ave · Jackson, MS 39204

$79,900

3 bd · 2.0 ba · 1,722 sqft · SingleFamily public records · 48 Days on market

Built 1954 0.42 ac lot $46/sqft · 67% above area ↓ 6% since listing

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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

Welcome to this classic 1954 Ranch in Jackson's established Alta Woods neighborhood. This 1,722 sq. ft. single-level home perfectly blends vintage character with modern updates. The spacious layout features 3 bedrooms and 2 full baths. You'll love the original wood paneling and updated LVP flooring that flows through the living areas. Situated on a generous 0.32-acre lot, the property offers mature trees and a covered rear patio for relaxing. Parking is a breeze with a 2-car attached carport and a long concrete drive. All-electric cooling and natural gas heating ensure year-round comfort.

Key facts

• Ranch in alta woods
• Covered rear patio
• Updated lvp flooring

Tags

• RANCH IN ALTA WOODS
• ORIGINAL WOOD PANELING
• UPDATED LVP FLOORING
• COVERED REAR PATIO
• MATURE TREES
• ALL-ELECTRIC COOLING

Property features AI

Exterior

• Parking: Attached carport (2 spaces); Driveway; Direct access; Paved parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Phone available
• Home design: Single-family house; One story; Entry level: Main
• Construction: Vinyl and brick veneer exterior; Asphalt shingle roof; Conventional foundation; Built in (year built from public records)
• Exterior features: Private yard; Outdoor lighting; Rain gutters; Cleared, level lot with many trees

Interior

• Kitchen: Kitchen on main level; Appliances: See remarks
• Bedrooms: Primary bedroom (main level); Bedroom (main level); Bedroom (main level)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Built-in features; Wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 9.9% in Jackson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Lester Elementary School (math 8% / reading 42%, grade F, #220 of 375 statewide, top 59%, 187 students, 100% FRL); Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 students, 100% FRL); Jim Hill High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 908 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,240/mo this rent would consume 49% of the median local household income ($30k/yr) (locally 1099% 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 $9k of equity ($552 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1954 — 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: 1.55% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.90%
• DSCR: 1.97
• GRM: 5.4

CMA / ARV

• ARV (median comp): $47,806
• List price: $79,900
• Delta: 67.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
263 Shady Cir	0.17mi	3/2.0	1,574 (-9%)	5mo	$55,000	$35	74
308 Alta Woods Blvd	0.20mi	3/2.0	1,915 (+11%)	2mo	$19,000	$10	70
290 Marla Ave	0.15mi	3/2.0	1,502 (-13%)	5mo	$90,000	$60	67
139 Wagwood St	0.36mi	3/2.0	1,630 (-5%)	16mo	$34,900	$21	61
1919 Oakhurst Dr	0.22mi	3/2.0	1,600 (-7%)	24mo	$35,000	$22	58
110 Pine Lawn Pl	0.51mi	3/2.0	1,487 (-14%)	11mo	$16,000	$11	44
1939 Shamrock Dr	0.69mi	4/2.0 (+1)	1,554 (-10%)	7mo	$45,000	$29	41
2261 Alta Woods Ter	0.50mi	3/2.0	1,485 (-14%)	24mo	$65,000	$44	34
804 Valencia St	0.75mi	3/2.0	1,516 (-12%)	16mo	$10,000	$7	32
1932 Belvedere Dr	0.59mi	3/1.0	1,476 (-14%)	22mo	$25,000	$17	26

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: 43.5%
• Equity multiple: 4.40×
• Total profit: $76,099
• Equity at exit: $71,980

10-year hold

• IRR: 39.7%
• Equity multiple: 10.83×
• Total profit: $219,940
• Equity at exit: $155,228

Cash invested: $22,372 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,240 high
• Mortgage (P&I): −$419
• Tax from tax record: −$119 /mo · $1,425/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $408

Break-even live

Break-even rent $723

Max offer price $79,900

Occupancy floor 62%

Sensitivity live

Price	-10% $453	-5% $431	+0% $408	+5% $386	+10% $363
Rent	-10% $310	-5% $359	+0% $408	+5% $457	+10% $506
Rate	-1.0pp $448	-0.5pp $429	base $408	+0.5pp $388	+1.0pp $366

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	24d	1	0.17mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	0.57mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	14d	1	0.77mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	1.02mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	14d	1	1.18mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	14d	1	1.32mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	24d	1	1.32mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	1.34mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	1.34mi

Listing history 23 events

1. 2026-06-18
   days on market $79,900 Active 48 DOM
2. 2026-06-17
   days on market $79,900 Active 47 DOM
3. 2026-06-16
   days on market $79,900 Active 46 DOM
4. 2026-06-15
   days on market $79,900 Active 45 DOM
5. 2026-06-14
   days on market $79,900 Active 43 DOM
6. 2026-06-13
   days on market $79,900 Active 42 DOM
7. 2026-06-10
   days on market $79,900 Active 40 DOM
8. 2026-06-09
   days on market $79,900 Active 39 DOM
9. 2026-06-08
   days on market $79,900 Active 38 DOM
10. 2026-06-07
    days on market $79,900 Active 37 DOM
11. 2026-06-05
    days on market $79,900 Active 34 DOM
12. 2026-06-03
    days on market $79,900 Active 33 DOM
13. 2026-06-02
    days on market $79,900 Active 32 DOM
14. 2026-06-01
    days on market $79,900 Active 31 DOM
15. 2026-05-31
    days on market $79,900 Active 30 DOM
16. 2026-05-30
    days on market $79,900 Active 29 DOM
17. 2026-05-01
    price $79,900 596-char remark
18. 2026-05-01
    listed $84,900 Active 596-char remark
19. 2011-10-03
    soldstatus
20. 1994-06-15
    soldstatus
21. 1994-05-09
    soldstatus
22. 1980-10-31
    soldstatus
23. 1956-03-14
    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: $1,425 · $119/mo
• Projected year-2 tax: $1,425 · $119/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 6 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: $14,875
• − Mortgage interest: −$4,476
• − Property taxes: −$1,425
• − Insurance: −$400
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$2,324
• Taxable income: $3,871
• Est. tax owed @ 24.0%: −$929
• After-tax cash flow: $3,970/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

-5.9% since first listed

7 events — show timeline

• 2026-05-01 Price Changed $79,900 MLSU
• 2026-05-01 Listed $84,900 MLSU
• 2011-10-03 Sold (Public Records) — Public Records
• 1994-06-15 Sold (Public Records) — Public Records
• 1994-05-09 Sold (Public Records) — Public Records
• 1980-10-31 Sold (Public Records) — Public Records
• 1956-03-14 Sold (Public Records) — Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,425 · +2.1% YoY. Source: county tax records.