365 Francis St · Jackson, MS 39206

$75,000

3 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 11 Days on market

Built 1960 0.33 ac lot $60/sqft · 41% below area Est $128k · 41% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Well priced fixer upper in north Jackson

Key facts

• 0.33 acre lot
• 2 parking spots
• Built 1960

Property features AI

Finance

• HOA & community: Neighborhood includes park and street lights

Exterior

• Parking: 2-space carport; Direct access from carport
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence (house); One story; Fixer condition
• Construction: Brick veneer exterior; Asphalt shingle roof; Slab foundation; Built (year source: public records)
• Exterior features: Patio/porch (other); Partial fencing; City lot

Interior

• Kitchen: Built-in electric range; Eat-in kitchen
• Flooring: Parquet flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (total 2 bathrooms)
• Heating & cooling: Central air conditioning
• Interior features: Eat-in kitchen; Built-in electric range
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 15.6% 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: 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: Boyd Elementary School (math 0% / reading 9%, grade F, #368 of 375 statewide, top 98%, 405 students, 100% FRL); Callaway High School (math 3% / reading 10%, grade F, #191 of 197 statewide, top 97%, 923 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 41% of the median local income ($43k/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 $519 of loan paydown is wiped out by about $2k 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 + 2.8% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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

• 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 $75,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.93% ✓
• Cap rate: 15.64%
• Cash-on-cash: 33.36%
• DSCR: 2.48
• GRM: 4.3

CMA / ARV

• ARV (median comp): $127,598
• List price: $75,000
• Delta: -41.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5347 Cedar Park Dr	0.15mi	3/2.0	1,347 (+8%)	6mo	$130,000	$97	75
805 Serville Dr	0.25mi	3/2.0	1,332 (+6%)	3mo	$150,000	$113	75
5348 Keele St	0.22mi	3/2.0	1,356 (+8%)	2mo	$162,500	$120	74
111 Chatham Cir	0.27mi	3/1.5	1,144 (-9%)	5mo	$83,000	$73	67
5448 Crepe Myrtle Dr	0.38mi	4/2.0 (+1)	1,400 (+12%)	0mo	$128,000	$91	57
363 Reed Ave	0.31mi	3/1.0	1,079 (-14%)	2mo	$65,000	$60	57
610 Lawrence Rd	0.62mi	3/1.0	1,302 (+4%)	4mo	$69,900	$54	57
5440 Grafton St	0.26mi	3/1.0	1,069 (-15%)	3mo	$79,900	$75	57
5517 Grafton St	0.37mi	3/1.0	1,100 (-12%)	4mo	$100,000	$91	55
5447 Wayneland Dr	0.70mi	2/2.0 (-1)	1,310 (+5%)	2mo	$98,000	$75	53
5542 Grafton St	0.44mi	3/1.0	1,136 (-9%)	13mo	$83,000	$73	49
746 Launcelot Rd	0.65mi	3/1.0	1,200 (-4%)	12mo	$69,900	$58	48

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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 2.18×
• Total profit: $24,834
• Equity at exit: $11,183

10-year hold

• IRR: 35.8%
• Equity multiple: 4.27×
• Total profit: $68,688
• Equity at exit: $6,485

Cash invested: $21,000 (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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,445 high
• Mortgage (P&I): −$393
• Tax from tax record: −$133 /mo · $1,602/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $584

Break-even live

Break-even rent $706

Max offer price $75,000

Occupancy floor 55%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,100	$1.35	13d	1	0.30mi
5421 Crepe Myrtle Dr Jackson, MS	4.0	1.5	1079	$1,295	$1.20	23d	1	0.40mi
5155 Wayneland Dr Jackson, MS	1.0–2.0	1.0–2.0	905	$1,500	$1.66	23d	1	0.55mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	13d	1	0.60mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	43d	1	0.69mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	13d	1	0.69mi
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	23d	1	0.70mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	13d	1	0.79mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	23d	1	0.79mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	43d	1	0.80mi
212 Pimlico Pl Jackson, MS	3.0	2.0	1600	$900	$0.56	13d	1	0.80mi
5544 Wayneland Dr Jackson, MS	3.0	2.0	1800	$1,831	$1.02	43d	1	0.83mi
5538 Pine Lane Dr Jackson, MS	3.0	2.0	1627	$1,465	$0.90	43d	1	0.86mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	43d	1	0.86mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	0.92mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$1,100	$1.05	13d	31	0.97mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	1.03mi
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	43d	1	1.15mi
425 Beasley Rd Jackson, MS	2.0	1.0–2.0	995	$885	$0.89	13d	3	1.17mi
5000 Ridgewood Rd Jackson, MS	2.0	2.0	1093	$1,279	$1.17	44d	1	1.17mi
492 E Beasley Rd Jackson, MS	1.0–3.0	1.0–2.0	1133	$1,440	$1.27	13d	8	1.18mi
341 E Northside Dr Jackson, MS	4.0	2.0	1732	$1,775	$1.02	23d	1	1.36mi
612 Heather Ln Jackson, MS	4.0	2.0	1642	$1,675	$1.02	23d	1	1.49mi

Listing history 7 events

1. 2026-05-18
   status Pending 40-char remark
2. 2026-05-07
   listed $75,000 Active 40-char remark
3. 2021-10-02
   historical
4. 2007-09-17
   listed $800
5. 1999-06-03
   soldstatus
6. 1996-09-25
   soldstatus
7. 1995-10-04
   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: $1,602 · $133/mo
• Projected year-2 tax: $1,602 · $133/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 (shaded) · 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: $17,346
• − Mortgage interest: −$4,201
• − Property taxes: −$1,602
• − Insurance: −$375
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$2,182
• Taxable income: $6,211
• Est. tax owed @ 24.0%: −$1,491
• After-tax cash flow: $5,516/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

7 events — show timeline

• 2026-05-18 Pending — MLSU
• 2026-05-07 Listed $75,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2007-09-17 Listed $800 MLSU
• 1999-06-03 Sold (Public Records) — Public Records
• 1996-09-25 Sold (Public Records) — Public Records
• 1995-10-04 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,602 · +1.1% YoY. Source: county tax records.