1418 Cooks · Jackson, MS 39212

$99,900

3 bd · 2.0 ba · 1,161 sqft · SingleFamily public records · 48 Days on market

Built 1988 8,276 sqft lot $86/sqft · 19% below area Est $124k · 19% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1.5-bathroom ranch home located in the desirable Lakeview Estates subdivision of Jackson. This single-story residence offers approximately 1,161 square feet of comfortable living space, featuring a spacious living room and a functional kitchen. The primary suite features a half bath for convenience. Outside, an attached carport provides easy and safe parking while a large patio makes for versatile outdoor enjoyment. The home is equipped with central air and heating for year-round comfort. Situated in a quiet, established neighborhood, this property provides convenient access to local schools, including Woodville Heights Elementary, Peeples Middle School, and Forest Hill

Key facts

• Attached carport
• Large patio
• 8,276 sq ft lot

Tags

• LAKEVIEW ESTATES SUBDIVISION
• ATTACHED CARPORT
• LARGE PATIO
• CENTRAL AIR AND HEATING

Property features AI

Finance

• Other: Lot is level with many trees (approximately 0.19 acres)

Exterior

• Parking: Attached carport (1 carport space); 2 total parking spaces; Concrete driveway, paved
• Utilities: Public water; Public sewer; Cable connected; Sewer connected; Water connected; Electric service listed
• Home design: Single family residence (house); One story; Move-in ready
• Construction: Vinyl and brick exterior; Composition shingle roof; Conventional foundation; Built using public records
• Exterior features: Private yard; Patio on slab

Interior

• Kitchen: Dishwasher; Oven; Range hood; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: Primary bedroom on main level (12x12); Bedroom on main level (12x10); Bedroom on main level (11x10)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Kitchen island; Decorative masonry fireplace; See remarks
• Laundry & utility: Laundry closet on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 students, 100% FRL); Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($51k/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 $691 of loan paydown is wiped out by about $3k 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 + 4.2% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.48% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.46%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $123,873
• List price: $99,900
• Delta: -19.35%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1438 Cherrie Ave	0.06mi	3/1.5	1,161 (0%)	7mo	$94,500	$81	89
1478 Bass Ave	0.20mi	3/2.0	1,036 (-11%)	7mo	$115,000	$111	67
4080 Puckett Rd	0.26mi	2/1.0 (-1)	1,034 (-11%)	18mo	$45,000	$44	46

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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.57×
• Total profit: $16,058
• Equity at exit: $14,895

10-year hold

• IRR: 23.8%
• Equity multiple: 3.18×
• Total profit: $60,983
• Equity at exit: $8,638

Cash invested: $27,972 (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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$127 /mo · $1,520/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $477

Break-even live

Break-even rent $876

Max offer price $99,900

Occupancy floor 63%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1457 Lakeview Ave Jackson, MS	3.0	2.0	1288	$1,426	$1.11	13d	1	0.17mi
1478 Bass Ave Jackson, MS	3.0	2.0	1036	$1,525	$1.47	13d	1	0.21mi
2750 N Siwell Rd Jackson, MS	1.0–2.0	1.0	850	$975	$1.15	13d	1	1.47mi

Listing history 30 events

1. 2026-06-18
   days on market $99,900 Active 48 DOM
2. 2026-06-17
   days on market $99,900 Active 47 DOM
3. 2026-06-16
   days on market $99,900 Active 46 DOM
4. 2026-06-15
   days on market $99,900 Active 45 DOM
5. 2026-06-14
   days on market $99,900 Active 43 DOM
6. 2026-06-13
   days on market $99,900 Active 42 DOM
7. 2026-06-10
   days on market $99,900 Active 40 DOM
8. 2026-06-09
   days on market $99,900 Active 39 DOM
9. 2026-06-08
   days on market $99,900 Active 38 DOM
10. 2026-06-07
    days on market $99,900 Active 37 DOM
11. 2026-06-05
    days on market $99,900 Active 34 DOM
12. 2026-06-03
    days on market $99,900 Active 33 DOM
13. 2026-06-02
    days on market $99,900 Active 32 DOM
14. 2026-06-01
    days on market $99,900 Active 31 DOM
15. 2026-05-31
    days on market $99,900 Active 30 DOM
16. 2026-05-30
    days on market $99,900 Active 29 DOM
17. 2026-05-01
    listed $99,900 Active 711-char remark
18. 2021-10-02
    historical
19. 2021-10-01
    historical
20. 2021-10-01
    historical
21. 2021-10-01
    historical
22. 2020-12-31
    soldstatus
23. 2020-05-12
    soldstatus
24. 2020-05-07
    soldstatus
25. 2019-07-27
    listed $72,000
26. 2011-03-31
    listed $51,000
27. 2007-06-07
    soldstatus
28. 2006-12-22
    listed $63,000
29. 2006-11-03
    listed $70,000
30. 2003-09-16
    listed $58,000

ⓘ 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: $1,520 · $127/mo
• Projected year-2 tax: $1,520 · $127/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 4/10 Moderate
• 🌡 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: $17,756
• − Mortgage interest: −$5,596
• − Property taxes: −$1,520
• − Insurance: −$500
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$2,906
• Taxable income: $4,394
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $4,667/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): 25,659
• Household income: $50,722
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1314.0

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 (86%)
• Race & ethnicity: Black 86% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1% · 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: ▼ -23.01%
• Current HPI: 174.4025
• Rent YoY: ▲ 4.23%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+72.2% since first listed

14 events — show timeline

• 2026-05-01 Listed $99,900 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2020-12-31 Sold (Public Records) — Public Records
• 2020-05-12 Sold (MLS) — MLSU
• 2020-05-07 Sold (Public Records) — Public Records
• 2019-07-27 Listed $72,000 MLSU
• 2011-03-31 Listed $51,000 MLSU
• 2007-06-07 Sold (Public Records) — Public Records
• 2006-12-22 Listed $63,000 MLSU
• 2006-11-03 Listed $70,000 MLSU
• 2003-09-16 Listed $58,000 MLSU

Property tax history

+1.5%/yr

Latest (2025): $1,520 · +5.2% YoY. Source: county tax records.