367 Iroquois Ave · Jackson, MS 39206

$55,000

4 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 13 Days on market

Built 1952 10,018 sqft lot

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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
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home can be your dream home for starting a family. This home has 3 bedrooms, 2 baths, a formal living room with fireplace, separate dining room and a separate den/office area. Home Sold As Is. Please contact your Realtor today.

Key facts

• Flexible floor plan
• Foundation repairs
• Plumbing upgrades

Tags

• FLEXIBLE FLOOR PLAN
• EASY ACCESS TO AMENITIES
• IN NEED OF RENOVATION
• FOUNDATION REPAIRS
• PLUMBING UPGRADES
• ELECTRICAL UPGRADES

Property features AI

Finance

• HOA & community: Near entertainment; Near park and playground; Sidewalks and street lights

Exterior

• Parking: Attached carport (1 space); Driveway; Paved and lighted parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single family residence (house); One level
• Construction: Shake siding, siding, and plaster exterior; Asphalt shingle roof; Conventional foundation; Built (year source: public records)
• Exterior features: Front porch; Awnings; Fenced yard; Many trees; Level, rectangular lot; City lot

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Natural gas heating; No central cooling reported
• Interior features: Ceiling fan(s); Crown molding; Entrance foyer; Tile counters; Dead bolt lock(s); Double entry; Wood frame windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on the main level (inside)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Cap rate 29.2% 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: 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: Mcwillie Elementary School (math 27% / reading 47%, grade F, #135 of 375 statewide, top 39%, 385 students, 100% FRL); Brinkley Middle School (math 8% / reading 8%, grade F, #165 of 179 statewide, top 93%, 354 students, 100% FRL); Callaway High School (math 3% / reading 10%, grade F, #191 of 197 statewide, top 97%, 923 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 24 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 $1,949/mo this rent would consume 55% of the median local household income ($43k/yr) (locally 1554% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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 + 2.8% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 13y 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: property tax is 3.9% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $55,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.54% ✓
• Cap rate: 29.19%
• Cash-on-cash: 81.79%
• DSCR: 4.64
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $202,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4081 Pine Hill Dr	0.04mi	3/2.0 (-1)	1,713 (+1%)	6mo	$180,000	$105	87
464 E Ridgeway St	0.31mi	3/2.0 (-1)	1,675 (-2%)	3mo	$199,900	$119	75
4132 Council Cir	0.29mi	4/2.0	1,823 (+7%)	6mo	$237,000	$130	70
414 Downing St	0.39mi	3/2.0 (-1)	1,766 (+4%)	3mo	$199,000	$113	68
4087 Redwing Ave	0.18mi	3/2.0 (-1)	1,870 (+10%)	7mo	$225,000	$120	64
438 Downing St	0.38mi	4/2.0	1,906 (+12%)	3mo	$165,000	$87	59
3935 Greaves St	0.25mi	3/1.5 (-1)	1,884 (+11%)	6mo	$185,000	$98	58
3861 Tyrone Dr	0.65mi	3/2.0 (-1)	1,627 (-4%)	1mo	$250,000	$154	57
4059 Council Cir	0.29mi	3/2.0 (-1)	1,929 (+14%)	2mo	$235,000	$122	57
4189 Del Rosa Dr	0.74mi	4/2.0	1,550 (-9%)	7mo	$83,000	$54	44
3526 Downing St	0.53mi	3/2.0 (-1)	1,500 (-12%)	8mo	$199,000	$133	44
415 E Northside Dr	0.74mi	4/2.0	1,486 (-13%)	1mo	$50,000	$34	44

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: 81.9%
• Equity multiple: 4.75×
• Total profit: $57,700
• Equity at exit: $8,201

10-year hold

• IRR: 85.2%
• Equity multiple: 9.79×
• Total profit: $135,354
• Equity at exit: $4,755

Cash invested: $15,400 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$288
• Tax from tax record: −$179 /mo · $2,142/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $1,050

Break-even live

Break-even rent $620

Max offer price $55,000

Occupancy floor 41%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4091 Pine Hill Dr Jackson, MS	3.0	2.0	1551	$3,000	$1.93	23d	1	0.08mi
4056 Redwing Ave Jackson, MS	3.0	2.0	1678	$1,850	$1.10	43d	1	0.27mi
4220 Council Cir Jackson, MS	3.0	2.5	1780	$1,850	$1.04	23d	1	0.29mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	23d	1	0.34mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	13d	1	0.34mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	13d	1	0.41mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	43d	1	0.41mi
3611 N State St Jackson, MS	3.0	2.5	1540	$1,800	$1.17	43d	1	0.49mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	43d	1	0.52mi
220 Melbourne Rd Jackson, MS	4.0	2.0	1744	$1,350	$0.77	43d	1	0.53mi
341 E Northside Dr Jackson, MS	4.0	2.0	1732	$1,775	$1.02	23d	1	0.68mi
724 Meadowbrook Rd Jackson, MS	3.0	2.0	1593	$2,150	$1.35	43d	1	0.69mi
622 Naples Rd Jackson, MS	4.0	2.5	2210	$1,650	$0.75	23d	1	0.76mi
2814 Smith Robinson St Jackson, MS	5.0	2.0	1899	$1,497	$0.79	23d	1	1.08mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	1.13mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	1.17mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	43d	1	1.18mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	43d	1	1.22mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	13d	1	1.30mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	23d	1	1.30mi
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	23d	1	1.35mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	43d	1	1.39mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	13d	1	1.39mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$1,100	$1.05	13d	31	1.48mi

Listing history 11 events

1. 2026-06-18
   days on market $55,000 Active 13 DOM
2. 2026-06-17
   days on market $55,000 Active 12 DOM
3. 2026-06-16
   days on market $55,000 Active 11 DOM
4. 2026-06-15
   days on market $55,000 Active 10 DOM
5. 2026-06-14
   days on market $55,000 Active 8 DOM
6. 2026-06-13
   days on market $55,000 Active 7 DOM
7. 2026-06-10
   days on market $55,000 Active 5 DOM
8. 2026-06-09
   days on market $55,000 Active 4 DOM
9. 2026-06-08
   days on market $55,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $55,000 Active 2 DOM

ⓘ 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: $2,142 · $179/mo
• Projected year-2 tax: $2,142 · $179/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 · 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: $23,384
• − Mortgage interest: −$3,081
• − Property taxes: −$2,142
• − Insurance: −$275
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$1,600
• Taxable income: $12,544
• Est. tax owed @ 24.0%: −$3,011
• After-tax cash flow: $9,584/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

+7.8% since first listed

38 events — show timeline

• 2026-06-05 Listed $55,000 MLSU
• 2023-11-21 Sold (Public Records) — Public Records
• 2023-11-21 Sold (MLS) — MLSU
• 2023-11-02 Pending — MLSU
• 2023-10-06 Price Changed $51,000 MLSU
• 2023-10-02 Price Changed $52,000 MLSU
• 2023-09-16 Price Changed $53,500 MLSU
• 2023-09-16 Relisted — MLSU
• 2023-09-11 Pending — MLSU
• 2023-09-04 Price Changed $54,000 MLSU
• 2023-08-30 Price Changed $57,000 MLSU
• 2023-08-30 Relisted — MLSU
• 2023-08-29 Listing Removed — MLSU
• 2023-08-24 Price Changed $59,000 MLSU
• 2023-08-24 Relisted — MLSU
• 2023-08-21 Pending — MLSU
• 2023-08-15 Price Changed $64,000 MLSU
• 2023-07-31 Price Changed $69,000 MLSU
• 2023-07-31 Relisted — MLSU
• 2023-07-31 Listing Removed — MLSU
• 2023-07-24 Price Changed $84,000 MLSU
• 2023-07-13 Listed $89,000 MLSU
• 2023-02-15 Sold (MLS) — MLSU
• 2023-01-31 Pending — MLSU
• 2023-01-29 Price Changed $49,900 MLSU
• 2023-01-23 Relisted — MLSU
• 2023-01-20 Listing Removed — MLSU
• 2023-01-17 Listed $58,900 MLSU
• 2021-10-21 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2018-05-31 Sold (Public Records) — Public Records
• 2017-02-02 Listed $50,000 MLSU
• 2014-04-01 Listed $75,000 MLSU
• 2013-02-28 Listed $51,000 MLSU
• 2005-03-11 Sold (Public Records) — Public Records
• 1998-11-25 Sold (Public Records) — Public Records
• 1971-07-19 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,142 · +0.4% YoY. Source: county tax records.