136 Plummer Cir · Jackson, MS 39212

$159,000

4 bd · 3.0 ba · 2,284 sqft · SingleFamily public records · 234 Days on market

Built 1937 6.00 ac lot $70/sqft · 51% above area Est $140k · 13% over

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Why this score? — see what drove the D 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 +19.0/30.0
• DSCR +6.0/10.0
• 1% rule +5.6/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is an amazing property situated on 6-beautiful Acres of land--4- Lots with a full basketball court-behind the house, and a pond on the farther to the back of this beautiful Spread. Although; This is a fixer, but it is worth it's value. The house is 1.5 stories, 4-Bedrooms, 3- full bathrooms Living room with fireplace, Mantel and mirror, has a dining with built in case for another fireplace. One of the better features is the upstairs and downstairs master bathroom-- and the upstairs master comes with a sitting area. Very unique and ready for you.

Key facts

• Pond
• 6 acres of land
• 6 acre lot

Tags

• 6 ACRES OF LAND
• FULL BASKETBALL COURT
• POND

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 9.9% in Jackson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+4.2%/yr); 302 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $28k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1937 — 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 $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 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 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.06% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 7.9

CMA / ARV

• ARV (median comp): $140,239
• List price: $159,000
• Delta: 13.38%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Sharon Hills Dr	0.68mi	3/2.0 (-1)	2,256 (-1%)	17mo	$200,000	$89	43

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-12,976
• Equity at exit: $23,707

10-year hold

• IRR: 3.4%
• Equity multiple: 1.26×
• Total profit: $11,526
• Equity at exit: $13,747

Cash invested: $44,520 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$266 /mo · $3,195/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $167

Break-even live

Break-even rent $1,476

Max offer price $159,000

Occupancy floor 85%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
296 Woodcliff Dr Jackson, MS	3.0	2.0	2242	$1,756	$0.78	13d	1	0.89mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	43d	1	1.09mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	1.20mi

Listing history 29 events

1. 2026-06-18
   days on market $159,000 Active 234 DOM
2. 2026-06-17
   days on market $159,000 Active 233 DOM
3. 2026-06-16
   days on market $159,000 Active 232 DOM
4. 2026-06-15
   days on market $159,000 Active 231 DOM
5. 2026-06-14
   days on market $159,000 Active 229 DOM
6. 2026-06-13
   days on market $159,000 Active 228 DOM
7. 2026-06-10
   days on market $159,000 Active 226 DOM
8. 2026-06-09
   days on market $159,000 Active 225 DOM
9. 2026-06-08
   days on market $159,000 Active 224 DOM
10. 2026-06-07
    days on market $159,000 Active 223 DOM
11. 2026-06-05
    days on market $159,000 Active 220 DOM
12. 2026-06-03
    days on market $159,000 Active 219 DOM
13. 2026-06-02
    days on market $159,000 Active 218 DOM
14. 2026-06-01
    days on market $159,000 Active 217 DOM
15. 2026-05-31
    days on market $159,000 Active 216 DOM
16. 2026-05-30
    days on market $159,000 Active 215 DOM
17. 2026-04-30
    price $159,000 559-char remark

    Show marketing remark (559 chars)

    This is an amazing property situated on 6-beautiful Acres of land--4- Lots with a full basketball court-behind the house, and a pond on the farther to the back of this beautiful Spread. Although; This is a fixer, but it is worth it's value. The house is 1.5 stories, 4-Bedrooms, 3- full bathrooms Living room with fireplace, Mantel and mirror, has a dining with built in case for another fireplace. One of the better features is the upstairs and downstairs master bathroom-- and the upstairs master comes with a sitting area. Very unique and ready for you.

18. 2026-03-11
    price $167,000 559-char remark

    Show marketing remark (559 chars)

    This is an amazing property situated on 6-beautiful Acres of land--4- Lots with a full basketball court-behind the house, and a pond on the farther to the back of this beautiful Spread. Although; This is a fixer, but it is worth it's value. The house is 1.5 stories, 4-Bedrooms, 3- full bathrooms Living room with fireplace, Mantel and mirror, has a dining with built in case for another fireplace. One of the better features is the upstairs and downstairs master bathroom-- and the upstairs master comes with a sitting area. Very unique and ready for you.

19. 2026-03-10
    price $177,000 559-char remark

    Show marketing remark (559 chars)

    This is an amazing property situated on 6-beautiful Acres of land--4- Lots with a full basketball court-behind the house, and a pond on the farther to the back of this beautiful Spread. Although; This is a fixer, but it is worth it's value. The house is 1.5 stories, 4-Bedrooms, 3- full bathrooms Living room with fireplace, Mantel and mirror, has a dining with built in case for another fireplace. One of the better features is the upstairs and downstairs master bathroom-- and the upstairs master comes with a sitting area. Very unique and ready for you.

20. 2026-02-05
    price $179,000 559-char remark

    Show marketing remark (559 chars)

    This is an amazing property situated on 6-beautiful Acres of land--4- Lots with a full basketball court-behind the house, and a pond on the farther to the back of this beautiful Spread. Although; This is a fixer, but it is worth it's value. The house is 1.5 stories, 4-Bedrooms, 3- full bathrooms Living room with fireplace, Mantel and mirror, has a dining with built in case for another fireplace. One of the better features is the upstairs and downstairs master bathroom-- and the upstairs master comes with a sitting area. Very unique and ready for you.

21. 2025-10-27
    listed $187,500 Active 559-char remark

    Show marketing remark (559 chars)

    This is an amazing property situated on 6-beautiful Acres of land--4- Lots with a full basketball court-behind the house, and a pond on the farther to the back of this beautiful Spread. Although; This is a fixer, but it is worth it's value. The house is 1.5 stories, 4-Bedrooms, 3- full bathrooms Living room with fireplace, Mantel and mirror, has a dining with built in case for another fireplace. One of the better features is the upstairs and downstairs master bathroom-- and the upstairs master comes with a sitting area. Very unique and ready for you.

22. 2024-09-22
    soldstatus
23. 2021-10-08
    historical
24. 2020-04-25
    listed $45,000
25. 2014-08-07
    soldstatus
26. 2006-04-07
    soldstatus
27. 2005-12-01
    soldstatus
28. 2005-11-30
    soldstatus
29. 2005-10-28
    listed $79,900

ⓘ 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: $3,195 · $266/mo
• Projected year-2 tax: $3,195 · $266/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 3/10 Moderate
• 🌡 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: $20,246
• − Mortgage interest: −$8,906
• − Property taxes: −$3,195
• − Insurance: −$795
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$4,625
• Taxable loss: −$515
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $2,122/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

+99.0% since first listed

13 events — show timeline

• 2026-04-30 Price Changed $159,000 MLSU
• 2026-03-11 Price Changed $167,000 MLSU
• 2026-03-10 Price Changed $177,000 MLSU
• 2026-02-05 Price Changed $179,000 MLSU
• 2025-10-27 Listed $187,500 MLSU
• 2024-09-22 Sold (Public Records) — Public Records
• 2021-10-08 Listing Removed — MLSU
• 2020-04-25 Listed $45,000 MLSU
• 2014-08-07 Sold (Public Records) — Public Records
• 2006-04-07 Sold (Public Records) — Public Records
• 2005-12-01 Sold (Public Records) — Public Records
• 2005-11-30 Sold (MLS) — MLSU
• 2005-10-28 Listed $79,900 MLSU

Property tax history

+6.7%/yr

Latest (2025): $3,195 · +2.5% YoY. Source: county tax records.