3021 Downing St · Jackson, MS 39216

$119,900

3 bd · 1.5 ba · 1,261 sqft · SingleFamily public records · 42 Days on market

Built 1946 7,405 sqft lot $95/sqft · 11% below area Est $134k · 11% 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 +28.5/30.0
• ARV discount +12.3/15.0
• DSCR +10.0/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1-bath single-story home located in the established North Jackson area. Built in 1946, this residence offers approximately 1,261 heated sq ft with a functional layout and classic character. The home features a spacious living area, a fireplace, and a traditional floor plan suited for a variety of living or investment needs. Situated on a residential lot of approximately 0.17 acres, the property provides a manageable yard space with driveway parking. Conveniently located near local schools, shopping, dining, and major roadways, this property offers easy access to central Jackson amenities. Property is being sold as-is.

Key facts

• Spacious living area
• Driveway parking
• Fireplace

Tags

• SPACIOUS LIVING AREA
• FIREPLACE
• TRADITIONAL FLOOR PLAN
• MANAGEABLE YARD SPACE
• DRIVEWAY PARKING

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single-family house; One story
• Construction: Brick construction; Brick/mortar foundation; Metal and shingle roof
• Exterior features: Awning(s); Garden; Exterior lighting; Level lot with few trees

Interior

• Kitchen: Refrigerator included
• Bathrooms: 1 full bathroom; 1 half bathroom (total 2 bathrooms)
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning (electric); Ceiling fans for supplemental cooling
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Gas fireplace with hearth

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

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: Casey Elementary School (math 17% / reading 42%, grade F, #188 of 375 statewide, top 51%, 279 students, 100% FRL); Lanier High School (math 3% / reading 2%, grade F, #197 of 197 statewide, top 100%, 603 students, 100% FRL).
• Market conditions: 42 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($44k/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 $829 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1946 — 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. 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: 1.22% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.94%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (median comp): $134,146
• List price: $119,900
• Delta: -10.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
535 Hartfield St	0.21mi	2/1.0 (-1)	1,212 (-4%)	2mo	$165,000	$136	75
3403 Galloway Ave	0.45mi	2/1.0 (-1)	1,280 (+2%)	2mo	$155,000	$121	68
417 Dunbar St	0.33mi	3/2.0	1,362 (+8%)	2mo	$174,900	$128	68
310 Hartfield St	0.13mi	3/2.0	1,150 (-9%)	12mo	$98,000	$85	68
3072 Downing St	0.10mi	3/2.0	1,371 (+9%)	16mo	$125,000	$91	65
309 Dunbar St	0.23mi	3/1.0	1,381 (+10%)	8mo	$15,000	$11	64
3132 James Hill St	0.70mi	3/1.0	1,267 (+0%)	10mo	$9,500	$7	56
3056 Oxford Ave	0.14mi	3/2.0	1,440 (+14%)	20mo	$149,999	$104	51
404 Downing St	0.41mi	4/2.0 (+1)	1,428 (+13%)	1mo	$185,000	$130	51
540 Woodland Hills Pl	0.56mi	2/2.5 (-1)	1,321 (+5%)	10mo	$84,900	$64	49
4005 Council Cir	0.73mi	3/2.0	1,336 (+6%)	19mo	$159,000	$119	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $5,390
• Equity at exit: $17,877

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $36,603
• Equity at exit: $10,367

Cash invested: $33,572 (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 39216

• Home prices YoY: -8.0%
• Active inventory: 42
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,461 high
• Mortgage (P&I): −$629
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $390

Break-even live

Break-even rent $967

Max offer price $119,900

Occupancy floor 68%

Sensitivity live

Price	-10% $458	-5% $424	+0% $390	+5% $356	+10% $322
Rent	-10% $275	-5% $332	+0% $390	+5% $448	+10% $505
Rate	-1.0pp $450	-0.5pp $420	base $390	+0.5pp $359	+1.0pp $327

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
327 Decelle St Unit a Jackson, MS	2.0	1.0	1120	$1,200	$1.07	45d	1	0.17mi
327 Decelle St Jackson, MS	2.0	1.0	1120	$1,000	$0.89	24d	1	0.17mi
3309 N State St Jackson, MS	2.0	1.5	1300	$1,495	$1.15	15d	1	0.26mi
3611 N State St Jackson, MS	3.0	2.5	1540	$1,800	$1.17	45d	1	0.42mi
2566 Williamson Ave Jackson, MS	3.0	1.5	940	$1,150	$1.22	45d	1	0.76mi
4056 Redwing Ave Jackson, MS	3.0	2.0	1678	$1,850	$1.10	45d	1	0.77mi
4091 Pine Hill Dr Jackson, MS	3.0	2.0	1551	$3,000	$1.93	24d	1	0.84mi
4220 Council Cir Jackson, MS	3.0	2.5	1780	$1,850	$1.04	24d	1	0.85mi
1710 N State St Jackson, MS	2.0	2.0	1800	$2,450	$1.36	24d	1	0.98mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	15d	1	1.13mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	24d	1	1.13mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	24d	1	1.14mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	45d	1	1.21mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	15d	1	1.21mi
724 Meadowbrook Rd Jackson, MS	3.0	2.0	1593	$2,150	$1.35	45d	1	1.27mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	15d	1	1.29mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	45d	1	1.33mi
220 Melbourne Rd Jackson, MS	4.0	2.0	1744	$1,350	$0.77	45d	1	1.35mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	22d	1	1.38mi
341 E Northside Dr Jackson, MS	4.0	2.0	1732	$1,775	$1.02	24d	1	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $119,900 Active 42 DOM
2. 2026-06-17
   days on market $119,900 Active 41 DOM
3. 2026-06-16
   days on market $119,900 Active 40 DOM
4. 2026-06-15
   days on market $119,900 Active 39 DOM
5. 2026-06-14
   days on market $119,900 Active 37 DOM
6. 2026-06-13
   days on market $119,900 Active 36 DOM
7. 2026-06-10
   days on market $119,900 Active 34 DOM
8. 2026-06-09
   days on market $119,900 Active 33 DOM
9. 2026-06-08
   days on market $119,900 Active 32 DOM
10. 2026-06-07
    days on market $119,900 Active 31 DOM
11. 2026-06-05
    days on market $119,900 Active 28 DOM
12. 2026-06-03
    days on market $119,900 Active 27 DOM
13. 2026-06-02
    days on market $119,900 Active 26 DOM
14. 2026-06-01
    days on market $119,900 Active 25 DOM
15. 2026-05-31
    days on market $119,900 Active 24 DOM
16. 2026-05-30
    days on market $119,900 Active 23 DOM
17. 2026-05-07
    listed $119,900 Active 645-char remark
18. 2020-08-05
    soldstatus
19. 2019-10-04
    soldstatus
20. 1985-01-18
    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: $1,024 · $85/mo
• Projected year-2 tax: $1,024 · $85/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: $17,529
• − Mortgage interest: −$6,716
• − Property taxes: −$1,024
• − Insurance: −$600
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$3,488
• Taxable income: $2,897
• Est. tax owed @ 24.0%: −$695
• After-tax cash flow: $3,984/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): 2,902
• Household income: $43,750
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 356.0

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 White (68%)
• Race & ethnicity: White 68% Black 31%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 2%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Other Indo-European 2% Arabic 1% Spanish 1%

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: ▼ -14.69%
• Current HPI: 168.5049
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-05-07 Listed $119,900 MLSU
• 2020-08-05 Sold (Public Records) — Public Records
• 2019-10-04 Sold (Public Records) — Public Records
• 1985-01-18 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,024 · +1.9% YoY. Source: county tax records.