339 Audubon Pl · Jackson, MS 39206

$129,900

3 bd · 1.0 ba · 1,103 sqft · SingleFamily public records · 48 Days on market

Built 1950 7,840 sqft lot $118/sqft · 35% above area Est $96k · 35% 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 +20.1/30.0
• DSCR +6.4/10.0
• 1% rule +5.2/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Totally updated in 2012. New kitchen with granite counters and stainless appliances. Glass tile backsplash. Refrigerator remains. Updated baths. Refinished hardwood floors. Attached garage with storage room. Fenced yard. Great opportunity for owner occupant or investor. Property is currently rented for $950.

Key facts

• Functional kitchen
• Durable exterior
• 7,840 sq ft lot

Tags

• AUDUBON PARK NEIGHBORHOOD
• PRIVATE BACKYARD RETREAT
• FUNCTIONAL KITCHEN
• DURABLE EXTERIOR

Property features AI

Exterior

• Parking: 1 parking space; 1-car garage
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family house; One story; Entry level: Main
• Construction: Wood siding; Brick/mortar foundation; Asphalt shingle roof; Built (year source: public records)
• Exterior features: Private yard; Back yard fencing; City lot

Interior

• Kitchen: Electric Range
• Bedrooms: Primary bedroom (Main level); Bedroom (Main level) 13x12; Bedroom (Main level) 11x12
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Insulated windows; Total of 6 rooms
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 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: Boyd Elementary School (math 0% / reading 9%, grade F, #368 of 375 statewide, top 98%, 405 students, 100% FRL); Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 37% 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.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,003 (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 1950 — 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. 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

• ARV (median comp): $96,283
• List price: $129,900
• Delta: 34.91%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
443 Meadowbrook Rd	0.46mi	3/1.0	1,088 (-1%)	7mo	$95,000	$87	70
305 Conti St	0.26mi	2/1.0 (-1)	1,033 (-6%)	4mo	$89,500	$87	69
4426 Desoto St	0.47mi	3/1.0	1,079 (-2%)	13mo	$99,900	$93	64
3519 Cottage St	0.47mi	3/3.0	1,096 (-1%)	18mo	$25,000	$23	54
310 Hartfield St	0.57mi	3/2.0	1,150 (+4%)	12mo	$98,000	$85	53
4091 Pine Hill Dr Dr	0.16mi	3/2.0	1,254 (+14%)	18mo	$157,500	$126	50
535 Hartfield St	0.60mi	2/1.0 (-1)	1,212 (+10%)	2mo	$165,000	$136	49
214 Melbourne Rd Rd	0.65mi	2/1.0 (-1)	1,207 (+9%)	6mo	$85,000	$70	44
394 Wilshire Ave	0.53mi	2/1.0 (-1)	969 (-12%)	15mo	$27,500	$28	38
3718 Northbrook Dr	0.46mi	2/1.0 (-1)	942 (-15%)	16mo	$55,000	$58	36
3132 James Hill St	0.73mi	3/1.0	1,267 (+15%)	10mo	$9,500	$7	33
3064 Windsor Ave	0.61mi	2/1.0 (-1)	961 (-13%)	18mo	$82,000	$85	30

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-10,951
• Equity at exit: $19,369

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $2,862
• 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: 8.2×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$681
• Tax from tax record: −$145 /mo · $1,743/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $162

Break-even live

Break-even rent $1,115

Max offer price $129,900

Occupancy floor 83%

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 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	23d	1	0.46mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	23d	1	0.47mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	13d	1	0.47mi
327 Decelle St Jackson, MS	2.0	1.0	1120	$1,000	$0.89	23d	1	0.53mi
327 Decelle St Unit a Jackson, MS	2.0	1.0	1120	$1,200	$1.07	43d	1	0.53mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	13d	1	0.54mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	43d	1	0.54mi
3309 N State St Jackson, MS	2.0	1.5	1300	$1,495	$1.15	13d	1	0.57mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	43d	1	0.64mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	13d	1	0.78mi
509 Lorenz Blvd Jackson, MS	2.0	1.0	850	$995	$1.17	23d	1	0.87mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	21d	1	0.87mi
1175 Eminence Row Jackson, MS	2.0	1.0	700	$650	$0.93	43d	1	1.10mi
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	43d	1	1.13mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	1.24mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	1.25mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	43d	1	1.29mi
2566 Williamson Ave Jackson, MS	3.0	1.5	940	$1,150	$1.22	43d	1	1.32mi
227 Lawrence Rd #227 Jackson, MS	2.0	1.0	840	$995	$1.18	43d	1	1.33mi
227 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	13d	2	1.33mi
229 Lawrence Rd #229 Jackson, MS	2.0	1.0	840	$995	$1.18	43d	1	1.33mi
229 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	23d	1	1.33mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	43d	1	1.35mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	23d	1	1.42mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	13d	1	1.42mi
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	23d	1	1.45mi

Listing history 29 events

1. 2026-06-18
   days on market $129,900 Active 48 DOM
2. 2026-06-17
   days on market $129,900 Active 47 DOM
3. 2026-06-16
   days on market $129,900 Active 46 DOM
4. 2026-06-15
   days on market $129,900 Active 45 DOM
5. 2026-06-14
   days on market $129,900 Active 43 DOM
6. 2026-06-13
   days on market $129,900 Active 42 DOM
7. 2026-06-10
   days on market $129,900 Active 40 DOM
8. 2026-06-09
   days on market $129,900 Active 39 DOM
9. 2026-06-08
   days on market $129,900 Active 38 DOM
10. 2026-06-07
    days on market $129,900 Active 37 DOM
11. 2026-06-05
    days on market $129,900 Active 34 DOM
12. 2026-06-03
    days on market $129,900 Active 33 DOM
13. 2026-06-02
    days on market $129,900 Active 32 DOM
14. 2026-06-01
    days on market $129,900 Active 31 DOM
15. 2026-05-31
    days on market $129,900 Active 30 DOM
16. 2026-05-30
    days on market $129,900 Active 29 DOM
17. 2026-05-01
    listed $129,900 Active 486-char remark
18. 2021-07-01
    soldstatus
19. 2015-07-03
    soldstatus
20. 2015-05-18
    soldstatus 309-char remark

    Show marketing remark (309 chars)

    Totally updated in 2012. New kitchen with granite counters and stainless appliances. Glass tile backsplash. Refrigerator remains. Updated baths. Refinished hardwood floors. Attached garage with storage room. Fenced yard. Great opportunity for owner occupant or investor. Property is currently rented for $950.

21. 2015-02-13
    listed $49,900 309-char remark

    Show marketing remark (309 chars)

    Totally updated in 2012. New kitchen with granite counters and stainless appliances. Glass tile backsplash. Refrigerator remains. Updated baths. Refinished hardwood floors. Attached garage with storage room. Fenced yard. Great opportunity for owner occupant or investor. Property is currently rented for $950.

22. 2012-12-18
    historical
23. 2012-09-20
    listed $74,500
24. 2012-02-29
    soldstatus
25. 2012-02-13
    soldstatus
26. 2012-01-03
    listed $10,400
27. 2006-09-26
    soldstatus
28. 2001-12-19
    soldstatus
29. 1958-09-12
    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: $1,743 · $145/mo
• Projected year-2 tax: $1,743 · $145/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 7 d/yr ≥108°F today · 19 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: $15,836
• − Mortgage interest: −$7,276
• − Property taxes: −$1,743
• − Insurance: −$650
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$3,779
• Taxable loss: −$146
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $1,978/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

+1149.0% since first listed

13 events — show timeline

• 2026-05-01 Listed $129,900 MLSU
• 2021-07-01 Sold (Public Records) — Public Records
• 2015-07-03 Sold (Public Records) — Public Records
• 2015-05-18 Sold (MLS) — MLSU
• 2015-02-13 Listed $49,900 MLSU
• 2012-12-18 Listing Removed — MLSU
• 2012-09-20 Listed $74,500 MLSU
• 2012-02-29 Sold (MLS) — MLSU
• 2012-02-13 Sold (Public Records) — Public Records
• 2012-01-03 Listed $10,400 MLSU
• 2006-09-26 Sold (Public Records) — Public Records
• 2001-12-19 Sold (Public Records) — Public Records
• 1958-09-12 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,743 · +1.0% YoY. Source: county tax records.