333 Bon Air St · Jackson, MS 39209

$94,500

4 bd · 2.0 ba · 1,652 sqft · SingleFamily public records · 115 Days on market

Built 1950 8,712 sqft lot $57/sqft · 136% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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

**'Opportunity Awaits! This charming 4-bedroom 2 bath home is being sold AS-IS and has already received some thoughtful updates, making it a fantastic canvas for your vision. With new flooring, fresh paint, and upgraded fixtures, you can move in comfortably while adding your personal touch. This home offers features such as spacious rooms, a bonus room and a great backyard. Whether you're a first-time homebuyer or an investor looking for your next project, don't miss your chance to see this property! Schedule a showing today and explore the potential of making this house your next home!'**

Key facts

• Fresh paint
• New flooring
• Bonus room

Tags

• NEW FLOORING
• FRESH PAINT
• UPGRADED FIXTURES
• BONUS ROOM
• GREAT BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: 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: 165 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,479/mo this rent would consume 49% of the median local household income ($36k/yr) (locally 1627% 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 ($653 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($86k) 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: 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,995 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.57% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.06%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (median comp): $40,620
• List price: $94,500
• Delta: 132.64%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Maple St	0.64mi	3/1.5 (-1)	1,697 (+3%)	14mo	$44,900	$26	47
1836 First Ave	0.74mi	3/2.0 (-1)	1,713 (+4%)	15mo	$32,000	$19	42
2921 Macy St	0.71mi	3/2.0 (-1)	1,783 (+8%)	9mo	$35,000	$20	41
136 Princeton St	0.48mi	3/1.0 (-1)	1,496 (-9%)	18mo	$50,000	$33	38
2166 Mobile Ave	0.45mi	3/2.0 (-1)	1,874 (+13%)	18mo	$45,000	$24	37
2227 Morton Ave	0.46mi	3/1.5 (-1)	1,406 (-15%)	18mo	$55,000	$39	32
403 Marcus L Butler Dr	0.67mi	3/2.0 (-1)	1,494 (-10%)	24mo	$65,900	$44	28

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: 42.4%
• Equity multiple: 4.22×
• Total profit: $85,267
• Equity at exit: $85,133

10-year hold

• IRR: 36.6%
• Equity multiple: 9.49×
• Total profit: $224,554
• Equity at exit: $183,593

Cash invested: $26,460 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,479 high
• Mortgage (P&I): −$496
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $530

Break-even live

Break-even rent $807

Max offer price $94,500

Occupancy floor 59%

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2157 Ludlow Ave Unit Na Jackson, MS	3.0	2.0	1123	$1,450	$1.29	14d	1	0.47mi
2157 Ludlow Ave Jackson, MS	3.0	2.0	1123	$1,300	$1.16	44d	1	0.47mi
309 S Denver St Jackson, MS	4.0	3.5	1500	$2,500	$1.67	44d	1	0.62mi
137 Sivley Ave Jackson, MS	3.0	1.0	1288	$1,000	$0.78	21d	1	0.66mi
2829 Comfort St Jackson, MS	3.0	2.0	1260	$1,250	$0.99	14d	1	0.91mi
2829 Comfort St Jackson, MS	3.0	1.5	1260	$1,250	$0.99	23d	1	0.91mi
917 Pecan Blvd Jackson, MS	5.0	2.0	2078	$1,600	$0.77	14d	1	1.17mi
3444 Martin Luther King Jr Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	44d	1	1.37mi
3434 Midlawn Ave Jackson, MS	4.0	2.0	1188	$1,200	$1.01	21d	1	1.39mi

Listing history 22 events

1. 2026-06-18
   days on market $94,500 Active 115 DOM
2. 2026-06-17
   days on market $94,500 Active 114 DOM
3. 2026-06-16
   days on market $94,500 Active 113 DOM
4. 2026-06-15
   days on market $94,500 Active 112 DOM
5. 2026-06-14
   days on market $94,500 Active 110 DOM
6. 2026-06-13
   days on market $94,500 Active 109 DOM
7. 2026-06-10
   days on market $94,500 Active 107 DOM
8. 2026-06-09
   days on market $94,500 Active 106 DOM
9. 2026-06-08
   days on market $94,500 Active 105 DOM
10. 2026-06-07
    days on market $94,500 Active 104 DOM
11. 2026-06-05
    pricedays on market $94,500 Active 101 DOM
12. 2026-06-03
    days on market $95,000 Active 100 DOM
13. 2026-06-02
    days on market $95,000 Active 99 DOM
14. 2026-06-01
    days on market $95,000 Active 98 DOM
15. 2026-05-31
    days on market $95,000 Active 97 DOM
16. 2026-05-30
    days on market $95,000 Active 96 DOM
17. 2026-02-23
    listed $95,000 Active 599-char remark

    Show marketing remark (599 chars)

    **'Opportunity Awaits! This charming 4-bedroom 2 bath home is being sold AS-IS and has already received some thoughtful updates, making it a fantastic canvas for your vision. With new flooring, fresh paint, and upgraded fixtures, you can move in comfortably while adding your personal touch. This home offers features such as spacious rooms, a bonus room and a great backyard. Whether you're a first-time homebuyer or an investor looking for your next project, don't miss your chance to see this property! Schedule a showing today and explore the potential of making this house your next home!'**

18. 2024-08-23
    soldstatus Closed 54-char remark

    Show marketing remark (54 chars)

    Owner to consider financing with typically 11.1% down.

19. 2024-08-21
    soldstatus
20. 2024-07-23
    status Pending 54-char remark

    Show marketing remark (54 chars)

    Owner to consider financing with typically 11.1% down.

21. 2024-06-21
    listed $12,000 Active 54-char remark

    Show marketing remark (54 chars)

    Owner to consider financing with typically 11.1% down.

22. 1980-06-06
    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: $1,235 · $103/mo
• Projected year-2 tax: $1,235 · $103/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 6 d/yr ≥109°F today · 17 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: $17,747
• − Mortgage interest: −$5,293
• − Property taxes: −$1,235
• − Insurance: −$472
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$2,749
• Taxable income: $5,158
• Est. tax owed @ 24.0%: −$1,238
• After-tax cash flow: $5,128/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+691.7% since first listed

6 events — show timeline

• 2026-02-23 Listed $95,000 MLSU
• 2024-08-23 Sold (MLS) — MLSU
• 2024-08-21 Sold (Public Records) — Public Records
• 2024-07-23 Pending — MLSU
• 2024-06-21 Listed $12,000 MLSU
• 1980-06-06 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,235 · +112.6% YoY. Source: county tax records.