1012 Auburn Dr · Jackson, MS 39211

$134,000

3 bd · 1.5 ba · 1,246 sqft · SingleFamily public records · 143 Days on market

Built 1955 0.51 ac lot $108/sqft · 11% below area Est $150k · 11% under

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Why this score? — see what drove the C+ 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 +25.5/30.0
• ARV discount +12.3/15.0
• DSCR +8.4/10.0
• 1% rule +6.8/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR ALERT CAST BONANZA EXCELLENT CASH FLOW IN PLACE OPEN TO ALL INVESTORS *NO DELAYS *NO REHAB *BUY AND HOLD

Key facts

• 0.51 acre lot
• 2 garage spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $118k (12.0% 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: 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 (+7.9%/yr); 221 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $926 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 + 7.9% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 1955 — 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 $117,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1955 — 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: 1.18% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.97%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (median comp): $150,017
• List price: $134,000
• Delta: -10.68%
• 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
1237 Springdale Dr	0.18mi	3/2.0	1,408 (+13%)	2mo	$103,500	$74	66
316 Colonial Cir	0.24mi	3/1.0	1,407 (+13%)	4mo	$165,000	$117	62
1249 Springdale Dr	0.21mi	3/2.0	1,353 (+9%)	15mo	$159,900	$118	62
1510 Springridge Dr	0.53mi	3/2.0	1,347 (+8%)	5mo	$106,000	$79	55
811 Fairfax Cir	0.28mi	3/2.0	1,421 (+14%)	8mo	$115,000	$81	55
5447 Wayneland Dr	0.73mi	2/2.0 (-1)	1,310 (+5%)	2mo	$98,000	$75	49
1348 Winterview Dr	0.44mi	3/2.0	1,410 (+13%)	12mo	$175,000	$124	46
214 Colonial Cir	0.51mi	3/2.0	1,375 (+10%)	22mo	$120,000	$87	39
5315 Pine Lane Dr	0.74mi	3/2.0	1,356 (+9%)	13mo	$149,000	$110	38
5322 Pinelane Dr	0.72mi	3/2.0	1,408 (+13%)	12mo	$138,000	$98	33
5327 Pine Lane Dr	0.75mi	3/2.0	1,413 (+13%)	18mo	$140,000	$99	25

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 · 7.9% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.17×
• Total profit: $6,360
• Equity at exit: $19,980

10-year hold

• IRR: 17.8%
• Equity multiple: 2.82×
• Total profit: $68,391
• Equity at exit: $11,586

Cash invested: $37,520 (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 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$703
• Tax from tax record: −$179 /mo · $2,143/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $312

Break-even live

Break-even rent $1,186

Max offer price $134,000

Occupancy floor 75%

Sensitivity live

Price	-10% $388	-5% $350	+0% $312	+5% $274	+10% $236
Rent	-10% $187	-5% $249	+0% $312	+5% $374	+10% $437
Rate	-1.0pp $379	-0.5pp $346	base $312	+0.5pp $277	+1.0pp $242

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5845 Ridgewood Rd Jackson, MS	2.0	1.0	850	$899	$1.06	44d	1	0.55mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$2,255	$2.10	14d	15	0.70mi
3001 Jamestown Way Jackson, MS	2.0	1.5	1200	$1,100	$0.92	24d	1	0.84mi
1702 Jamestown Way Unit 1702 Jackson, MS	3.0	2.0	1465	$1,495	$1.02	44d	1	0.86mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	44d	1	0.90mi
119 S Canton Club Cir Jackson, MS	3.0	2.0	1444	$1,595	$1.10	24d	1	0.98mi
492 E Beasley Rd Jackson, MS	1.0–3.0	1.0–2.0	1133	$1,440	$1.27	14d	8	0.99mi
5155 Wayneland Dr Jackson, MS	1.0–2.0	1.0–2.0	905	$1,500	$1.66	24d	1	1.10mi
1523 E County Line Rd Jackson, MS	2.0	2.0	989	$1,235	$1.25	44d	1	1.20mi
5000 Ridgewood Rd Jackson, MS	2.0	2.0	1093	$1,279	$1.17	45d	1	1.24mi
601 Northpointe Pkwy Jackson, MS	1.0–2.0	1.0–2.0	910	$1,054	$1.16	14d	2	1.40mi

Listing history 31 events

1. 2026-06-18
   days on market $134,000 Active 143 DOM
2. 2026-06-17
   days on market $134,000 Active 142 DOM
3. 2026-06-16
   days on market $134,000 Active 141 DOM
4. 2026-06-15
   days on market $134,000 Active 140 DOM
5. 2026-06-14
   days on market $134,000 Active 138 DOM
6. 2026-06-13
   days on market $134,000 Active 137 DOM
7. 2026-06-10
   days on market $134,000 Active 135 DOM
8. 2026-06-09
   days on market $134,000 Active 134 DOM
9. 2026-06-08
   days on market $134,000 Active 133 DOM
10. 2026-06-07
    days on market $134,000 Active 132 DOM
11. 2026-06-05
    days on market $134,000 Active 129 DOM
12. 2026-06-03
    days on market $134,000 Active 128 DOM
13. 2026-06-02
    days on market $134,000 Active 127 DOM
14. 2026-06-01
    days on market $134,000 Active 126 DOM
15. 2026-05-31
    days on market $134,000 Active 125 DOM
16. 2026-05-30
    days on market $134,000 Active 124 DOM
17. 2026-05-02
    status Active 121-char remark

    Show marketing remark (121 chars)

    INVESTOR ALERT CAST BONANZA EXCELLENT CASH FLOW IN PLACE OPEN TO ALL INVESTORS *NO DELAYS *NO REHAB *BUY AND HOLD

18. 2026-04-30
    historical 121-char remark

    Show marketing remark (121 chars)

    INVESTOR ALERT CAST BONANZA EXCELLENT CASH FLOW IN PLACE OPEN TO ALL INVESTORS *NO DELAYS *NO REHAB *BUY AND HOLD

19. 2026-01-24
    listed $134,000 Active 121-char remark

    Show marketing remark (121 chars)

    INVESTOR ALERT CAST BONANZA EXCELLENT CASH FLOW IN PLACE OPEN TO ALL INVESTORS *NO DELAYS *NO REHAB *BUY AND HOLD

20. 2024-04-12
    soldstatus Closed 700-char remark

    Show marketing remark (700 chars)

    Renovators Dream in Prime North East Jackson Location! Prime rental opportunity. This spacious 3-bedroom, 1.5-bathroom home is waiting for your personal touch. Situated in a desirable area near the Colonial Country Club golf course, this property offers convenient access to all amenities. Featuring hardwood, tile, and carpet, this home also boasts an oversized fully fenced lot for privacy and security. There is a storage building in the backyard perfect for extra storage. With endless potential and a great location, this property is perfect for a fixer upper turned into a home or rental. Cash offers only, being sold as is. Don't miss out on this opportunity - schedule a tour today.

21. 2024-04-12
    soldstatus

    Show marketing remark (700 chars)

    Renovators Dream in Prime North East Jackson Location! Prime rental opportunity. This spacious 3-bedroom, 1.5-bathroom home is waiting for your personal touch. Situated in a desirable area near the Colonial Country Club golf course, this property offers convenient access to all amenities. Featuring hardwood, tile, and carpet, this home also boasts an oversized fully fenced lot for privacy and security. There is a storage building in the backyard perfect for extra storage. With endless potential and a great location, this property is perfect for a fixer upper turned into a home or rental. Cash offers only, being sold as is. Don't miss out on this opportunity - schedule a tour today.

22. 2024-04-02
    status Pending 700-char remark

    Show marketing remark (700 chars)

    Renovators Dream in Prime North East Jackson Location! Prime rental opportunity. This spacious 3-bedroom, 1.5-bathroom home is waiting for your personal touch. Situated in a desirable area near the Colonial Country Club golf course, this property offers convenient access to all amenities. Featuring hardwood, tile, and carpet, this home also boasts an oversized fully fenced lot for privacy and security. There is a storage building in the backyard perfect for extra storage. With endless potential and a great location, this property is perfect for a fixer upper turned into a home or rental. Cash offers only, being sold as is. Don't miss out on this opportunity - schedule a tour today.

23. 2024-04-02
    price $100,000 700-char remark

    Show marketing remark (700 chars)

    Renovators Dream in Prime North East Jackson Location! Prime rental opportunity. This spacious 3-bedroom, 1.5-bathroom home is waiting for your personal touch. Situated in a desirable area near the Colonial Country Club golf course, this property offers convenient access to all amenities. Featuring hardwood, tile, and carpet, this home also boasts an oversized fully fenced lot for privacy and security. There is a storage building in the backyard perfect for extra storage. With endless potential and a great location, this property is perfect for a fixer upper turned into a home or rental. Cash offers only, being sold as is. Don't miss out on this opportunity - schedule a tour today.

24. 2024-03-04
    price $110,000 700-char remark

    Show marketing remark (700 chars)

    Renovators Dream in Prime North East Jackson Location! Prime rental opportunity. This spacious 3-bedroom, 1.5-bathroom home is waiting for your personal touch. Situated in a desirable area near the Colonial Country Club golf course, this property offers convenient access to all amenities. Featuring hardwood, tile, and carpet, this home also boasts an oversized fully fenced lot for privacy and security. There is a storage building in the backyard perfect for extra storage. With endless potential and a great location, this property is perfect for a fixer upper turned into a home or rental. Cash offers only, being sold as is. Don't miss out on this opportunity - schedule a tour today.

25. 2024-02-15
    listed $115,000 Active 700-char remark

    Show marketing remark (700 chars)

    Renovators Dream in Prime North East Jackson Location! Prime rental opportunity. This spacious 3-bedroom, 1.5-bathroom home is waiting for your personal touch. Situated in a desirable area near the Colonial Country Club golf course, this property offers convenient access to all amenities. Featuring hardwood, tile, and carpet, this home also boasts an oversized fully fenced lot for privacy and security. There is a storage building in the backyard perfect for extra storage. With endless potential and a great location, this property is perfect for a fixer upper turned into a home or rental. Cash offers only, being sold as is. Don't miss out on this opportunity - schedule a tour today.

26. 2022-10-27
    soldstatus
27. 2006-06-06
    soldstatus
28. 2006-06-02
    soldstatus
29. 2006-04-25
    listed $114,900
30. 1998-03-16
    soldstatus
31. 1995-10-09
    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: $2,143 · $179/mo
• Projected year-2 tax: $2,143 · $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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,972
• − Mortgage interest: −$7,506
• − Property taxes: −$2,143
• − Insurance: −$670
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$3,898
• Taxable income: $1,719
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $3,330/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): 23,838
• Household income: $69,426
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 736.0

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: Majority Black (59%)
• Race & ethnicity: Black 59% White 36% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3% Chinese 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: ▼ -135.99%
• Current HPI: 145.5192
• Rent YoY: ▲ 7.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+16.6% since first listed

15 events — show timeline

• 2026-05-02 Relisted — MLSU
• 2026-04-30 Listing Removed — MLSU
• 2026-01-24 Listed $134,000 MLSU
• 2024-04-12 Sold (Public Records) — Public Records
• 2024-04-12 Sold (MLS) — MLSU
• 2024-04-02 Pending — MLSU
• 2024-04-02 Price Changed $100,000 MLSU
• 2024-03-04 Price Changed $110,000 MLSU
• 2024-02-15 Listed $115,000 MLSU
• 2022-10-27 Sold (Public Records) — Public Records
• 2006-06-06 Sold (Public Records) — Public Records
• 2006-06-02 Sold (MLS) — MLSU
• 2006-04-25 Listed $114,900 MLSU
• 1998-03-16 Sold (Public Records) — Public Records
• 1995-10-09 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,143 · +1.9% YoY. Source: county tax records.