1428 Gibralter Dr · Jackson, MS 39204

$85,000

2 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 14 Days on market

Built 1956 0.31 ac lot

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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 +29.8/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.1/10.0
• 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

Welcome home! This 3 bedroom, 1 bath home has been completely renovated and is just waiting for YOU! All new appliances, new roof, new flooring, HVAC system and so much more. Easy access to Hwy 80 and the interstate. Make an appointment to see this one today. This is a Fannie Mae Homepath property.

Key facts

• 0.31 acre lot
• Garage
• Built 1956

Property features AI

Exterior

• Parking: 1-car garage; 1-car carport; Concrete, covered parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single family residence (house); One level; Move-in ready
• Construction: Brick and siding construction; Asphalt shingle roof; Slab foundation; Built (year source: public records)
• Exterior features: Front porch; Awning(s); Partial fencing; Front yard

Interior

• Kitchen: Oven
• Flooring: Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Oven; Concrete flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

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; 11 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 44% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1956 — 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: 1.31% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.70%
• DSCR: 1.70
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $53,204
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 Camellia Ln	0.30mi	3/1.5 (+1)	1,134 (+0%)	3mo	$40,000	$35	76
1723 Casteel Dr	0.32mi	3/1.0 (+1)	1,161 (+3%)	7mo	$55,000	$47	70
1904 Willaneel Dr	0.65mi	2/1.0	1,091 (-4%)	6mo	$15,000	$14	59
1906 Shamrock Dr	0.66mi	3/1.5 (+1)	1,156 (+2%)	5mo	$59,000	$51	54
1729 Gibralter Dr	0.36mi	3/1.0 (+1)	1,235 (+9%)	11mo	$35,000	$28	54
1918 Elaine St	0.62mi	3/1.5 (+1)	1,092 (-4%)	8mo	$85,000	$78	51
27 Wisteria Ct	0.66mi	3/2.0 (+1)	1,066 (-6%)	12mo	$59,000	$55	41

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: 38.4%
• Equity multiple: 4.03×
• Total profit: $72,017
• Equity at exit: $76,575

10-year hold

• IRR: 34.9%
• Equity multiple: 9.87×
• Total profit: $211,059
• 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: 6.4×

Monthly cashflow live

• Estimated rent: $1,113 high
• Mortgage (P&I): −$446
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $311

Break-even live

Break-even rent $719

Max offer price $85,000

Occupancy floor 67%

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	14d	1	0.19mi
1595 W Highland Dr Jackson, MS	1.0	1.0	735	$899	$1.22	44d	1	0.57mi
2840 Robinson St Jackson, MS	1.0	1.0	750	$1,040	$1.39	44d	1	1.14mi
2840 Robinson St Jackson, MS	1.0	1.0	702	$995	$1.42	23d	1	1.14mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	1.24mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	14d	1	1.40mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	1.41mi
1711 Robinson St Jackson, MS	2.0	1.0	800	$800	$1.00	23d	1	1.46mi
4567 Meadowmont Dr Jackson, MS	3.0	1.0	912	$800	$0.88	44d	1	1.46mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	1.47mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	1.47mi

Listing history 11 events

1. 2026-06-15
   days on market $85,000 Active 14 DOM
2. 2026-06-14
   days on market $85,000 Active 12 DOM
3. 2026-06-13
   days on market $85,000 Active 11 DOM
4. 2026-06-10
   days on market $85,000 Active 9 DOM
5. 2026-06-09
   days on market $85,000 Active 8 DOM
6. 2026-06-08
   days on market $85,000 Active 7 DOM
7. 2026-06-07
   days on market $85,000 Active 6 DOM
8. 2026-06-05
   days on market $85,000 Active 3 DOM
9. 2026-06-03
   days on market $85,000 Active 2 DOM
10. 2026-06-02
    remarks 638-char remark
11. 2026-06-02
    listed $85,000 Active 1 DOM

ⓘ 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: $1,039 · $87/mo
• Projected year-2 tax: $1,039 · $87/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 · 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: $13,355
• − Mortgage interest: −$4,761
• − Property taxes: −$1,039
• − Insurance: −$425
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$2,473
• Taxable income: $2,520
• Est. tax owed @ 24.0%: −$605
• After-tax cash flow: $3,133/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

+198.2% since first listed

23 events — show timeline

• 2026-06-01 Listed $85,000 MLSU
• 2026-01-08 Rental Removed $865 RENTLY
• 2025-12-31 Listed for Rent $865 RENTLY
• 2025-12-19 Rental Removed $865 RENTLY
• 2025-12-10 Price Changed $865 RENTLY
• 2025-11-24 Listed for Rent $895 RENTLY
• 2025-11-23 Rental Removed $925 ZUMPER1
• 2025-11-01 Listed for Rent $925 ZUMPER1
• 2025-11-01 Rental Removed $925 RENTLY
• 2025-10-26 Price Changed $925 RENTLY
• 2025-09-27 Listed for Rent $975 RENTLY
• 2023-10-26 Sold (Public Records) — Public Records
• 2023-10-26 Sold (MLS) — MLSU
• 2023-09-23 Pending — MLSU
• 2023-08-10 Listed $96,500 MLSU
• 2008-06-16 Sold (MLS) — MLSU
• 2007-09-18 Sold (Public Records) — Public Records
• 2007-08-06 Listed $28,500 MLSU
• 2006-02-15 Sold (Public Records) — Public Records
• 2000-10-06 Sold (Public Records) — Public Records
• 1999-01-20 Sold (Public Records) — Public Records
• 1991-08-30 Sold (Public Records) — Public Records
• 1965-08-24 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,039 · +1.2% YoY. Source: county tax records.