213 Road Of Remembrance #15 · Jackson, MS 39209

$65,000

4 bd · 2.0 ba · 1,818 sqft · Condo public records · 157 Days on market

Built 1967

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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
• 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

Partially updated two-unit property offering solid income potential for investors. Functional layouts with separate kitchen and living spaces, ideal for investors seeking a buy-and-hold or income-producing opportunity. Conveniently located with easy access to major roads and local amenities makes it a good rental location. Sold As-Is. Buyer to verify all pertinent information pertaining to sale.

Key facts

• Two-unit property
• Good rental location
• Income potential

Tags

• TWO-UNIT PROPERTY
• SEPARATE KITCHEN
• SEPARATE LIVING SPACES
• INCOME POTENTIAL
• GOOD RENTAL LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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 25d 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 $1,511/mo this rent would consume 50% 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 $7k of equity ($449 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.33% ✓
• Cap rate: 19.70%
• Cash-on-cash: 47.88%
• DSCR: 3.13
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.8%
• Equity multiple: 5.49×
• Total profit: $81,684
• Equity at exit: $58,557

10-year hold

• IRR: 55.4%
• Equity multiple: 12.22×
• Total profit: $204,244
• Equity at exit: $126,281

Cash invested: $18,200 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$341
• Tax from tax record: −$100 /mo · $1,199/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $726

Break-even live

Break-even rent $592

Max offer price $65,000

Occupancy floor 47%

Sensitivity live

Price	-10% $763	-5% $745	+0% $726	+5% $708	+10% $689
Rent	-10% $607	-5% $666	+0% $726	+5% $786	+10% $846
Rate	-1.0pp $759	-0.5pp $743	base $726	+0.5pp $709	+1.0pp $692

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2829 Comfort St Jackson, MS	3.0	2.0	1260	$1,250	$0.99	15d	1	1.28mi
2829 Comfort St Jackson, MS	3.0	1.5	1260	$1,250	$0.99	24d	1	1.28mi
917 Pecan Blvd Jackson, MS	5.0	2.0	2078	$1,600	$0.77	15d	1	1.42mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	24d	1	1.47mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	45d	1	1.47mi
309 S Denver St Jackson, MS	4.0	3.5	1500	$2,500	$1.67	45d	1	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $65,000 Active 157 DOM
2. 2026-06-17
   days on market $65,000 Active 156 DOM
3. 2026-06-16
   days on market $65,000 Active 155 DOM
4. 2026-06-15
   days on market $65,000 Active 154 DOM
5. 2026-06-14
   days on market $65,000 Active 152 DOM
6. 2026-06-13
   days on market $65,000 Active 151 DOM
7. 2026-06-10
   days on market $65,000 Active 149 DOM
8. 2026-06-09
   days on market $65,000 Active 148 DOM
9. 2026-06-08
   days on market $65,000 Active 147 DOM
10. 2026-06-07
    days on market $65,000 Active 146 DOM
11. 2026-06-05
    days on market $65,000 Active 143 DOM
12. 2026-06-03
    days on market $65,000 Active 142 DOM
13. 2026-06-02
    days on market $65,000 Active 141 DOM
14. 2026-06-01
    days on market $65,000 Active 140 DOM
15. 2026-05-31
    days on market $65,000 Active 139 DOM
16. 2026-05-30
    days on market $65,000 Active 138 DOM
17. 2026-01-12
    listed $65,000 Active 398-char remark

    Show marketing remark (398 chars)

    Partially updated two-unit property offering solid income potential for investors. Functional layouts with separate kitchen and living spaces, ideal for investors seeking a buy-and-hold or income-producing opportunity. Conveniently located with easy access to major roads and local amenities makes it a good rental location. Sold As-Is. Buyer to verify all pertinent information pertaining to sale.

18. 2024-03-05
    soldstatus
19. 2024-03-04
    soldstatus Closed 316-char remark

    Show marketing remark (316 chars)

    DUPLEX!! 2/1 on each side with kitchen and living area. Sold as is/where is. Seller will do no repairs. Quick fixer upper. Good rental location. Buyer and/or buyers agent to verify all pertinent information pertaining to sale. All offers will be reviewed by seller's power of attorney. Owner financing if needed.

20. 2024-02-15
    status Pending 316-char remark

    Show marketing remark (316 chars)

    DUPLEX!! 2/1 on each side with kitchen and living area. Sold as is/where is. Seller will do no repairs. Quick fixer upper. Good rental location. Buyer and/or buyers agent to verify all pertinent information pertaining to sale. All offers will be reviewed by seller's power of attorney. Owner financing if needed.

21. 2024-02-06
    status Active 316-char remark

    Show marketing remark (316 chars)

    DUPLEX!! 2/1 on each side with kitchen and living area. Sold as is/where is. Seller will do no repairs. Quick fixer upper. Good rental location. Buyer and/or buyers agent to verify all pertinent information pertaining to sale. All offers will be reviewed by seller's power of attorney. Owner financing if needed.

22. 2024-01-31
    historical 316-char remark

    Show marketing remark (316 chars)

    DUPLEX!! 2/1 on each side with kitchen and living area. Sold as is/where is. Seller will do no repairs. Quick fixer upper. Good rental location. Buyer and/or buyers agent to verify all pertinent information pertaining to sale. All offers will be reviewed by seller's power of attorney. Owner financing if needed.

23. 2024-01-19
    listed $30,000 Active 316-char remark

    Show marketing remark (316 chars)

    DUPLEX!! 2/1 on each side with kitchen and living area. Sold as is/where is. Seller will do no repairs. Quick fixer upper. Good rental location. Buyer and/or buyers agent to verify all pertinent information pertaining to sale. All offers will be reviewed by seller's power of attorney. Owner financing if needed.

24. 2021-06-30
    soldstatus
25. 2016-05-06
    soldstatus
26. 2011-05-13
    soldstatus
27. 2011-04-28
    soldstatus
28. 2010-09-20
    soldstatus
29. 2008-02-29
    soldstatus
30. 2006-02-08
    soldstatus
31. 2005-10-27
    soldstatus
32. 2000-02-03
    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: $1,199 · $100/mo
• Projected year-2 tax: $1,199 · $100/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 ≥109°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: $18,138
• − Mortgage interest: −$3,641
• − Property taxes: −$1,199
• − Insurance: −$325
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$1,891
• Taxable income: $8,179
• Est. tax owed @ 24.0%: −$1,963
• After-tax cash flow: $6,751/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

+116.7% since first listed

16 events — show timeline

• 2026-01-12 Listed $65,000 MLSU
• 2024-03-05 Sold (Public Records) — Public Records
• 2024-03-04 Sold (MLS) — MLSU
• 2024-02-15 Pending — MLSU
• 2024-02-06 Relisted — MLSU
• 2024-01-31 Listing Removed — MLSU
• 2024-01-19 Listed $30,000 MLSU
• 2021-06-30 Sold (Public Records) — Public Records
• 2016-05-06 Sold (Public Records) — Public Records
• 2011-05-13 Sold (Public Records) — Public Records
• 2011-04-28 Sold (Public Records) — Public Records
• 2010-09-20 Sold (Public Records) — Public Records
• 2008-02-29 Sold (Public Records) — Public Records
• 2006-02-08 Sold (Public Records) — Public Records
• 2005-10-27 Sold (Public Records) — Public Records
• 2000-02-03 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,199 · +1.4% YoY. Source: county tax records.