1925 Catalina Dr · Jackson, MS 39204

$85,000

3 bd · 3.0 ba · 1,485 sqft · SingleFamily public records · 344 Days on market

Built 1959 0.25 ac lot $57/sqft · 32% above area

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Great investment opportunity in Garden Park!! This home has 4 bedrooms and 3 baths. Dining area is spacious with built in cabinets. Home is conveniently located to schools, shopping, and the interstate!! Schedule your showing today.

Key facts

• Built in cabinets
• Conveniently located
• 0.25 acre lot

Tags

• INVESTMENT OPPORTUNITY
• BUILT IN CABINETS
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 9.9% in Jackson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+13.6%/yr); 121 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,246/mo this rent would consume 49% of the median local household income ($30k/yr) (locally 1099% 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 $9k of equity ($588 loan paydown + $8k 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.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 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 1959 — 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. 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: 1.47% ✓
• Cap rate: 12.83%
• Cash-on-cash: 23.35%
• DSCR: 2.04
• GRM: 5.7

CMA / ARV

• ARV (median comp): $52,516
• List price: $85,000
• Delta: 61.85%
• 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
1941 Catalina Dr	0.07mi	3/1.5	1,458 (-2%)	1mo	$85,000	$58	87
1945 Camellia Ln	0.12mi	3/2.0	1,525 (+3%)	5mo	$62,900	$41	82
2081 Shady Lane Dr	0.24mi	3/2.0	1,420 (-4%)	4mo	$12,000	$8	74
1746 Casteel Dr	0.36mi	3/2.0	1,376 (-7%)	1mo	$65,000	$47	66
1870 Wisteria Dr	0.18mi	3/2.0	1,344 (-10%)	9mo	$49,900	$37	64
1939 Shamrock Dr	0.38mi	4/2.0 (+1)	1,554 (+5%)	7mo	$45,000	$29	60
837 Combs St	0.59mi	4/2.0 (+1)	1,408 (-5%)	1mo	$15,500	$11	54
2261 Paden St	0.63mi	3/2.0	1,369 (-8%)	3mo	$70,000	$51	51
931 Stuart St	0.70mi	3/2.0	1,363 (-8%)	3mo	$32,500	$24	47
751 Dorgan St	0.72mi	3/2.0	1,400 (-6%)	9mo	$39,000	$28	46
1351 Dorgan St	0.65mi	3/1.0	1,328 (-11%)	8mo	$49,000	$37	38
2229 Scanlon Dr	0.62mi	4/2.0 (+1)	1,651 (+11%)	8mo	$94,900	$57	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 44.5%
• Equity multiple: 4.46×
• Total profit: $82,343
• Equity at exit: $76,575

10-year hold

• IRR: 40.4%
• Equity multiple: 10.90×
• Total profit: $235,559
• Equity at exit: $165,136

Cash invested: $23,800 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$446
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $463

Break-even live

Break-even rent $659

Max offer price $85,000

Occupancy floor 58%

Sensitivity live

Price	-10% $511	-5% $487	+0% $463	+5% $439	+10% $415
Rent	-10% $365	-5% $414	+0% $463	+5% $512	+10% $561
Rate	-1.0pp $506	-0.5pp $485	base $463	+0.5pp $441	+1.0pp $419

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	15d	1	0.35mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	15d	1	0.47mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	15d	1	0.48mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	0.48mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	24d	1	0.62mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	0.81mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	0.82mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	24d	1	0.87mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	15d	1	0.87mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	15d	1	0.88mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	0.88mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	0.89mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	0.89mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	24d	1	0.92mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	24d	1	0.99mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	15d	1	1.04mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	1.05mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	15d	1	1.15mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	1.19mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	15d	1	1.22mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	44d	1	1.22mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	44d	18	1.23mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	1.28mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.41mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	1.47mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	15d	1	1.47mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	24d	1	1.47mi

Listing history 38 events

1. 2026-06-18
   days on market $85,000 Active 344 DOM
2. 2026-06-17
   days on market $85,000 Active 343 DOM
3. 2026-06-16
   days on market $85,000 Active 342 DOM
4. 2026-06-15
   days on market $85,000 Active 341 DOM
5. 2026-06-14
   days on market $85,000 Active 339 DOM
6. 2026-06-13
   days on market $85,000 Active 338 DOM
7. 2026-06-10
   days on market $85,000 Active 336 DOM
8. 2026-06-09
   days on market $85,000 Active 335 DOM
9. 2026-06-08
   days on market $85,000 Active 334 DOM
10. 2026-06-07
    days on market $85,000 Active 333 DOM
11. 2026-06-05
    days on market $85,000 Active 330 DOM
12. 2026-06-03
    days on market $85,000 Active 329 DOM
13. 2026-06-02
    days on market $85,000 Active 328 DOM
14. 2026-06-01
    days on market $85,000 Active 327 DOM
15. 2026-05-31
    days on market $85,000 Active 326 DOM
16. 2026-05-30
    days on market $85,000 Active 325 DOM
17. 2026-03-11
    status Active 232-char remark

    Show marketing remark (232 chars)

    Great investment opportunity in Garden Park!! This home has 4 bedrooms and 3 baths. Dining area is spacious with built in cabinets. Home is conveniently located to schools, shopping, and the interstate!! Schedule your showing today.

18. 2026-03-11
    status Pending 232-char remark

    Show marketing remark (232 chars)

    Great investment opportunity in Garden Park!! This home has 4 bedrooms and 3 baths. Dining area is spacious with built in cabinets. Home is conveniently located to schools, shopping, and the interstate!! Schedule your showing today.

19. 2026-01-12
    price $85,000 232-char remark

    Show marketing remark (232 chars)

    Great investment opportunity in Garden Park!! This home has 4 bedrooms and 3 baths. Dining area is spacious with built in cabinets. Home is conveniently located to schools, shopping, and the interstate!! Schedule your showing today.

20. 2025-07-09
    listed $90,000 Active 232-char remark

    Show marketing remark (232 chars)

    Great investment opportunity in Garden Park!! This home has 4 bedrooms and 3 baths. Dining area is spacious with built in cabinets. Home is conveniently located to schools, shopping, and the interstate!! Schedule your showing today.

21. 2023-04-20
    soldstatus
22. 2021-10-21
    historical
23. 2021-10-20
    historical
24. 2016-12-08
    soldstatus
25. 2015-08-27
    listed $68,500
26. 2012-03-21
    soldstatus
27. 2012-03-12
    soldstatus
28. 2012-01-30
    listed $9,900
29. 2010-10-29
    listed $19,900
30. 2010-02-16
    soldstatus
31. 2007-04-05
    soldstatus
32. 2007-02-16
    listed $44,900
33. 2005-01-25
    soldstatus
34. 2004-07-08
    soldstatus
35. 2004-07-08
    soldstatus
36. 2004-01-16
    listed $36,000
37. 1997-03-27
    soldstatus
38. 1990-09-21
    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: $477 · $40/mo
• Projected year-2 tax: $672 · $56/mo
• Expected delta: +$194/yr (+$16/mo · 40.7%)

ⓘ 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 6 d/yr ≥108°F today · 18 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: $14,946
• − Mortgage interest: −$4,761
• − Property taxes: −$477
• − Insurance: −$425
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$2,473
• Taxable income: $4,418
• Est. tax owed @ 24.0%: −$1,060
• After-tax cash flow: $4,496/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): 13,249
• Household income: $30,237
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 1099.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 4% Hispanic / Latino 3%
• Foreign-born: 2% · 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: ▲ 17.25%
• Current HPI: 233.9061
• Rent YoY: ▲ 13.56%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+136.1% since first listed

22 events — show timeline

• 2026-03-11 Relisted — MLSU
• 2026-03-11 Pending — MLSU
• 2026-01-12 Price Changed $85,000 MLSU
• 2025-07-09 Listed $90,000 MLSU
• 2023-04-20 Sold (Public Records) — Public Records
• 2021-10-21 Listing Removed — MLSU
• 2021-10-20 Listing Removed — MLSU
• 2016-12-08 Sold (Public Records) — Public Records
• 2015-08-27 Listed $68,500 MLSU
• 2012-03-21 Sold (MLS) — MLSU
• 2012-03-12 Sold (Public Records) — Public Records
• 2012-01-30 Listed $9,900 MLSU
• 2010-10-29 Listed $19,900 MLSU
• 2010-02-16 Sold (Public Records) — Public Records
• 2007-04-05 Sold (MLS) — MLSU
• 2007-02-16 Listed $44,900 MLSU
• 2005-01-25 Sold (Public Records) — Public Records
• 2004-07-08 Sold (Public Records) — Public Records
• 2004-07-08 Sold (MLS) — MLSU
• 2004-01-16 Listed $36,000 MLSU
• 1997-03-27 Sold (Public Records) — Public Records
• 1990-09-21 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $477 · +1.7% YoY. Source: county tax records.