6663 Abraham Lincoln Dr · Jackson, MS 39213

$93,500

3 bd · 2.0 ba · 1,420 sqft · SingleFamily public records · 110 Days on market

Built 1970 7,405 sqft lot $66/sqft · at area comps Est $96k · at est.

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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 +26.3/30.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +8.5/15.0
• 1% rule +7.2/10.0
• 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

3 bedroom, 2 bath, brick, well-maintained home in a Surburban, family-friendly neighborhood. Near schools, shopping, and conveniently borders the interstate. Community features a park, playground, and covered pavilion. Great opportunity for a first-time buyer or an investor.

Key facts

• Near schools
• Near shopping
• Covered pavilion

Tags

• NEAR SCHOOLS
• NEAR SHOPPING
• COMMUNITY FEATURES A PARK
• PLAYGROUND
• COVERED PAVILION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $61k (35.0% below list).
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $61k (35.0% below list) — sets the bar for cash-flow.

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: John Hopkins Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 280 students, 100% FRL); Powell Middle School (math 3% / reading 6%, grade F, #177 of 179 statewide, top 99%, 320 students, 100% FRL); Provine High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 774 students, 100% FRL).
• Market conditions: 81 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1,143/mo this rent would consume 46% of the median local household income ($30k/yr) (locally 1138% 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 $10k of equity ($646 loan paydown + $9k 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.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $60,737 (35.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.22% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.05%
• DSCR: 1.49
• GRM: 6.8

CMA / ARV

• ARV (median comp): $95,615
• List price: $93,500
• Delta: -2.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6734 Harry S Truman Dr	0.13mi	3/1.5	1,424 (+0%)	12mo	$110,000	$77	81
3725 Thomas Jefferson Rd	0.16mi	3/1.0	1,296 (-9%)	1mo	$103,000	$79	73
3833 John F Kennedy Blvd	0.23mi	3/2.0	1,604 (+13%)	3mo	$51,900	$32	65
6827 Franklin D Roosevelt Dr	0.28mi	3/2.0	1,480 (+4%)	20mo	$135,000	$91	63
6857 Harry S Truman Dr	0.22mi	3/2.0	1,294 (-9%)	17mo	$103,000	$80	61
6618 Franklin D Roosevelt	0.57mi	3/2.0	1,564 (+10%)	14mo	$139,900	$89	45
138 James Monroe Pl	0.53mi	3/1.5	1,240 (-13%)	10mo	$66,136	$53	44
3530 N Flag Chapel Rd	0.68mi	4/1.5 (+1)	1,321 (-7%)	8mo	$115,000	$87	43
316 William Mckinley Cir	0.59mi	3/1.0	1,213 (-15%)	2mo	$59,900	$49	43
138 William Mckinley Cir	0.59mi	3/1.5	1,232 (-13%)	8mo	$145,000	$118	42
127 Lincoln Place Pl	0.66mi	3/2.0	1,264 (-11%)	21mo	$83,000	$66	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 18.4%
• Equity multiple: 2.50×
• Total profit: $39,399
• Equity at exit: $84,232

10-year hold

• IRR: 17.2%
• Equity multiple: 5.81×
• Total profit: $125,887
• Equity at exit: $181,650

Cash invested: $26,180 (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 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$490
• Tax from tax record: −$132 /mo · $1,589/yr
• Insurance: −$39
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-185

Break-even live

Break-even rent $1,378

Max offer price $60,737

Occupancy floor —

Sensitivity live

Price	-10% $-133	-5% $-159	+0% $-185	+5% $-212	+10% $-238
Rent	-10% $-276	-5% $-231	+0% $-185	+5% $-140	+10% $-95
Rate	-1.0pp $-138	-0.5pp $-162	base $-185	+0.5pp $-210	+1.0pp $-234

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: $23,375
• Closing costs: $2,805
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6605 George Washington Dr Jackson, MS	3.0	2.0	1247	$950	$0.76	15d	1	0.29mi
6731 George Washington Dr Jackson, MS	3.0	2.0	1134	$1,300	$1.15	25d	1	0.46mi
6731 George Washington Dr Jackson, MS	3.0	2.0	1134	$1,200	$1.06	15d	1	0.46mi
6521 Lyndon B Johnson Dr Jackson, MS	3.0	1.0	1180	$1,150	$0.97	25d	1	0.48mi
6521 Lyndon B Johnson Dr Jackson, MS	3.0	1.0	1180	$1,100	$0.93	15d	1	0.48mi
6513 Abraham Lincoln Dr Jackson, MS	3.0	1.5	1330	$950	$0.71	15d	1	0.54mi

Listing history 23 events

1. 2026-06-22
   statusdays on market $93,500 Pending 110 DOM
2. 2026-06-18
   days on market $93,500 Active 108 DOM
3. 2026-06-17
   days on market $93,500 Active 107 DOM
4. 2026-06-16
   days on market $93,500 Active 106 DOM
5. 2026-06-15
   days on market $93,500 Active 105 DOM
6. 2026-06-14
   days on market $93,500 Active 103 DOM
7. 2026-06-13
   days on market $93,500 Active 102 DOM
8. 2026-06-10
   days on market $93,500 Active 100 DOM
9. 2026-06-09
   days on market $93,500 Active 99 DOM
10. 2026-06-08
    days on market $93,500 Active 98 DOM
11. 2026-06-07
    days on market $93,500 Active 97 DOM
12. 2026-06-05
    remarks 311-char remark
13. 2026-06-05
    days on market $93,500 Active 94 DOM
14. 2026-06-03
    days on market $93,500 Active 93 DOM
15. 2026-06-02
    days on market $93,500 Active 92 DOM
16. 2026-06-01
    days on market $93,500 Active 91 DOM
17. 2026-05-31
    days on market $93,500 Active 90 DOM
18. 2026-05-30
    days on market $93,500 Active 89 DOM
19. 2026-03-01
    listed $93,500 Active 276-char remark

    Show marketing remark (276 chars)

    3 bedroom, 2 bath, brick, well-maintained home in a Surburban, family-friendly neighborhood. Near schools, shopping, and conveniently borders the interstate. Community features a park, playground, and covered pavilion. Great opportunity for a first-time buyer or an investor.

20. 2024-10-20
    historical $1,100
21. 2024-08-22
    listed $1,100
22. 2019-04-17
    soldstatus
23. 1978-02-01
    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: $1,589 · $132/mo
• Projected year-2 tax: $1,589 · $132/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $13,713
• − Mortgage interest: −$5,237
• − Property taxes: −$1,589
• − Insurance: −$5,586
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$2,720
• Taxable loss: −$3,614
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $-1,358/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): 18,691
• Household income: $29,541
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1138.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 0% · 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: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+8400.0% since first listed

5 events — show timeline

• 2026-03-01 Listed $93,500 MLSU
• 2024-10-20 Rental Removed $1,100 RENTEC
• 2024-08-22 Listed for Rent $1,100 RENTEC
• 2019-04-17 Sold (Public Records) — Public Records
• 1978-02-01 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,589 · +1.4% YoY. Source: county tax records.