946 N Valley Falls Rd · Jackson, MS 39212

$59,900

3 bd · 2.0 ba · 1,410 sqft · SingleFamily public records · 185 Days on market

Built 1976 0.28 ac lot $42/sqft · 17% below area Est $72k · 17% under ↓ 9% since listing

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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
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity! This property offers strong potential for renovation or rental portfolio expansion. Call your Realtor today! Property is sold as-is with all faults. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller will not assume responsibility for any required repairs to the home to qualify for financing. Seller Addendum is required and must be delivered along with the Purchase Offer, disclosures, and proof of funds/pre-approval. See MLS docs. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Seller Addendum (see documents) must be executed and submitted with all offers, along with all required disclosures and proof of funds.

Key facts

• 0.28 acre lot
• Built 1976
• Listed 185 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $414 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 + 4.2% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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 1976 — 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: 2.09% ✓
• Cap rate: 17.17%
• Cash-on-cash: 38.84%
• DSCR: 2.73
• GRM: 4.0

CMA / ARV

• ARV (median comp): $72,218
• List price: $59,900
• Delta: -17.06%
• 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
622 Chelsea Dr	0.37mi	3/2.0	1,342 (-5%)	2mo	$115,000	$86	73
605 Upper Darby Rd	0.48mi	3/2.0	1,442 (+2%)	3mo	$155,000	$107	71
495 Chelsea Dr	0.57mi	3/2.0	1,340 (-5%)	2mo	$145,900	$109	64
786 Hunter Ln	0.57mi	3/2.0	1,271 (-10%)	4mo	$130,000	$102	54
1056 Brookley	0.48mi	3/2.0	1,248 (-12%)	8mo	$50,000	$40	51
950 Woodville Dr	0.73mi	3/1.5	1,362 (-3%)	10mo	$17,500	$13	50
983 Branch St	0.64mi	3/2.0	1,252 (-11%)	4mo	$60,000	$48	48
1026 Branch St	0.66mi	3/2.0	1,236 (-12%)	3mo	$55,000	$44	46
613 Briarcliff Cir	0.53mi	2/1.0 (-1)	1,519 (+8%)	10mo	$17,500	$12	45
609 Briarcliff Cir	0.52mi	3/2.0	1,613 (+14%)	9mo	$60,000	$37	44
3133 Longwood Dr	0.66mi	3/1.5	1,224 (-13%)	7mo	$55,000	$45	40
1108 Wooddell Dr	0.67mi	2/2.0 (-1)	1,584 (+12%)	9mo	$62,500	$39	36

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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: 36.5%
• Equity multiple: 2.58×
• Total profit: $26,475
• Equity at exit: $8,931

10-year hold

• IRR: 43.8%
• Equity multiple: 5.43×
• Total profit: $74,323
• Equity at exit: $5,179

Cash invested: $16,772 (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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,251 high
• Mortgage (P&I): −$314
• Tax from tax record: −$106 /mo · $1,272/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $543

Break-even live

Break-even rent $563

Max offer price $59,900

Occupancy floor 52%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	0.39mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	14d	1	0.40mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	14d	1	0.40mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	43d	1	0.44mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	0.50mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	0.77mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	0.86mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	0.91mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	0.92mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	0.92mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	0.93mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	0.99mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	1.01mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	1.06mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	1.06mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	1.09mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	43d	1	1.11mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	1.13mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	1.18mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	1.28mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.28mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	1.28mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	1.28mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	1.29mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	14d	1	1.35mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	21d	1	1.38mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	1.45mi

Listing history 35 events

1. 2026-06-18
   days on market $59,900 Active 185 DOM
2. 2026-06-17
   days on market $59,900 Active 184 DOM
3. 2026-06-16
   days on market $59,900 Active 183 DOM
4. 2026-06-15
   days on market $59,900 Active 182 DOM
5. 2026-06-14
   days on market $59,900 Active 180 DOM
6. 2026-06-13
   days on market $59,900 Active 179 DOM
7. 2026-06-10
   days on market $59,900 Active 177 DOM
8. 2026-06-09
   days on market $59,900 Active 176 DOM
9. 2026-06-08
   days on market $59,900 Active 175 DOM
10. 2026-06-07
    days on market $59,900 Active 174 DOM
11. 2026-06-05
    days on market $59,900 Active 171 DOM
12. 2026-06-03
    days on market $59,900 Active 170 DOM
13. 2026-06-02
    days on market $59,900 Active 169 DOM
14. 2026-06-01
    days on market $59,900 Active 168 DOM
15. 2026-05-31
    days on market $59,900 Active 167 DOM
16. 2026-05-30
    days on market $59,900 Active 166 DOM
17. 2026-03-04
    price $59,900 1333-char remark

    Show marketing remark (1333 chars)

    Investment Opportunity! This property offers strong potential for renovation or rental portfolio expansion. Call your Realtor today! Property is sold as-is with all faults. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller will not assume responsibility for any required repairs to the home to qualify for financing. Seller Addendum is required and must be delivered along with the Purchase Offer, disclosures, and proof of funds/pre-approval. See MLS docs. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Seller Addendum (see documents) must be executed and submitted with all offers, along with all required disclosures and proof of funds.

18. 2026-02-02
    price $62,900 1333-char remark

    Show marketing remark (1333 chars)

    Investment Opportunity! This property offers strong potential for renovation or rental portfolio expansion. Call your Realtor today! Property is sold as-is with all faults. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller will not assume responsibility for any required repairs to the home to qualify for financing. Seller Addendum is required and must be delivered along with the Purchase Offer, disclosures, and proof of funds/pre-approval. See MLS docs. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Seller Addendum (see documents) must be executed and submitted with all offers, along with all required disclosures and proof of funds.

19. 2025-12-15
    listed $64,900 Active 1333-char remark

    Show marketing remark (1333 chars)

    Investment Opportunity! This property offers strong potential for renovation or rental portfolio expansion. Call your Realtor today! Property is sold as-is with all faults. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller will not assume responsibility for any required repairs to the home to qualify for financing. Seller Addendum is required and must be delivered along with the Purchase Offer, disclosures, and proof of funds/pre-approval. See MLS docs. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Seller Addendum (see documents) must be executed and submitted with all offers, along with all required disclosures and proof of funds.

20. 2021-10-08
    historical
21. 2012-08-06
    soldstatus
22. 2012-04-23
    listed $25,000
23. 2010-03-10
    soldstatus
24. 2009-07-16
    historical
25. 2009-02-13
    listed $84,500
26. 2008-08-20
    soldstatus
27. 2008-08-15
    soldstatus
28. 2008-07-31
    listed $18,900
29. 2008-07-30
    soldstatus
30. 2007-08-13
    listed $19,900
31. 2007-08-12
    historical
32. 2007-02-09
    listed $65,900
33. 2001-09-25
    soldstatus
34. 1994-07-08
    soldstatus
35. 1993-08-02
    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: $1,272 · $106/mo
• Projected year-2 tax: $1,272 · $106/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 4/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,007
• − Mortgage interest: −$3,355
• − Property taxes: −$1,272
• − Insurance: −$300
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$1,743
• Taxable income: $5,937
• Est. tax owed @ 24.0%: −$1,425
• After-tax cash flow: $5,090/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): 25,659
• Household income: $50,722
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1314.0

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 (86%)
• Race & ethnicity: Black 86% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1% · 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: ▼ -23.01%
• Current HPI: 174.4025
• Rent YoY: ▲ 4.23%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-9.1% since first listed

19 events — show timeline

• 2026-03-04 Price Changed $59,900 MLSU
• 2026-02-02 Price Changed $62,900 MLSU
• 2025-12-15 Listed $64,900 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2012-08-06 Sold (Public Records) — Public Records
• 2012-04-23 Listed $25,000 MLSU
• 2010-03-10 Sold (Public Records) — Public Records
• 2009-07-16 Listing Removed — MLSU
• 2009-02-13 Listed $84,500 MLSU
• 2008-08-20 Sold (MLS) — MLSU
• 2008-08-15 Sold (Public Records) — Public Records
• 2008-07-31 Listed $18,900 MLSU
• 2008-07-30 Sold (MLS) — MLSU
• 2007-08-13 Listed $19,900 MLSU
• 2007-08-12 Listing Removed — MLSU
• 2007-02-09 Listed $65,900 MLSU
• 2001-09-25 Sold (Public Records) — Public Records
• 1994-07-08 Sold (Public Records) — Public Records
• 1993-08-02 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,272 · +1.7% YoY. Source: county tax records.