2650 Maria Ter · Jackson, MS 39204

$74,900

3 bd · 2.0 ba · 1,165 sqft · SingleFamily public records · 1 Days on market

Built 1962 0.29 ac lot Est $58k · 29% over

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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
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks

Step inside this classic 3-bedroom, 2-bathroom single-story home offering over 1,343 square feet of functional living space. The interior welcomes you with low-maintenance wood flooring running throughout the main areas, creating a seamless and cohesive flow. The layout features a bright main living room alongside a versatile extra living area, perfect for a home office, den, or playroom. All three bedrooms offer comfortable proportions and easy access to the two full bathrooms. Positioned on an expansive, acre-sized lot, the exterior provides incredible outdoor space and privacy. Conveniently located in Jackson with straightforward access to local amenities and thoroughfares

Key facts

• 0.29 acre lot
• Parking
• Built 1962

Tags

• LOW MAINTENANCE WOOD FLOORING
• BRIGHT MAIN LIVING ROOM
• VERSATILE EXTRA LIVING AREA
• EXPANSIVE ACRE SIZED LOT
• INCREDIBLE OUTDOOR SPACE
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• Other: Rectangular lot; Approximately 0.29 acre lot; Zoned for single-family residential

Exterior

• Parking: Driveway with concrete surface; One parking space
• Utilities: Public water; Public sewer; Sewer and water connected
• Home design: Single-family house; One level
• Construction: Brick veneer construction; Brick/mortar foundation; Asphalt roof; Built (year source: assessor)
• Exterior features: Front porch; Partial fencing; Other exterior features

Interior

• Kitchen: Oven
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen island; Wood-burning fireplace; Crawl space basement
• Laundry & utility: In-unit washer and dryer

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 $410 ($5k/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 12.9% vs local median 9.9% in Jackson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Blackburn Middle School (math 9% / reading 11%, grade F, #152 of 179 statewide, top 88%, 614 students, 100% FRL); Provine High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 774 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,187/mo this rent would consume 47% of the median local household income ($30k/yr) (locally 1099% 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 $8k of equity ($518 loan paydown + $7k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $74,900

Questions for the listing agent

1. Built in 1962 — 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: 1.58% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.45%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $58,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2716 Woodside Dr	0.44mi	3/1.5	1,184 (+2%)	0mo	$54,900	$46	74
1776 Wood Glen Dr	0.13mi	3/2.0	1,309 (+12%)	5mo	$39,900	$30	69
1399 Dorgan St	0.46mi	3/2.0	1,174 (+1%)	10mo	$118,500	$101	68
1557 Maria Dr	0.26mi	3/1.0	1,105 (-5%)	9mo	$35,000	$32	67
1319 Dorgan St	0.60mi	3/2.0	1,131 (-3%)	1mo	$65,000	$57	66
2920 Lakewood Dr	0.62mi	4/2.0 (+1)	1,125 (-3%)	1mo	$69,900	$62	60
1275 Dorgan St	0.64mi	3/2.0	1,219 (+5%)	8mo	$70,000	$57	56
1551 Maria Dr	0.27mi	3/1.0	1,008 (-14%)	7mo	$34,900	$35	55
2926 Oak Forest Dr	0.71mi	3/1.5	1,170 (+0%)	11mo	$33,000	$28	55
2943 Lakewood Dr	0.66mi	3/1.0	1,090 (-6%)	6mo	$54,900	$50	49
1539 Woodburn St	0.59mi	3/1.0	1,043 (-10%)	5mo	$90,000	$86	47
1351 Dorgan St	0.55mi	3/1.0	1,328 (+14%)	8mo	$49,000	$37	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: 44.8%
• Equity multiple: 4.49×
• Total profit: $73,189
• Equity at exit: $67,476

10-year hold

• IRR: 40.9%
• Equity multiple: 11.04×
• Total profit: $210,593
• Equity at exit: $145,514

Cash invested: $20,972 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,187 high
• Mortgage (P&I): −$393
• Tax from tax record: −$104 /mo · $1,247/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $410

Break-even live

Break-even rent $668

Max offer price $74,900

Occupancy floor 60%

Sensitivity live

Price	-10% $452	-5% $431	+0% $410	+5% $389	+10% $367
Rent	-10% $316	-5% $363	+0% $410	+5% $457	+10% $504
Rate	-1.0pp $448	-0.5pp $429	base $410	+0.5pp $390	+1.0pp $371

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	0.31mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	0.35mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	0.35mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	44d	1	0.44mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	14d	1	0.63mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	0.70mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	0.70mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	0.73mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	0.73mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	14d	1	0.85mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	0.87mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	0.87mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	0.89mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	0.92mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	24d	1	1.02mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	1.03mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.04mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	1.10mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	1.16mi
2010 Chadwick Dr Jackson, MS	3.0	2.0	1275	$1,145	$0.90	44d	1	1.20mi
2010 Chadwick Dr Jackson, MS	2.0	2.0	1089	$1,174	$1.08	14d	1	1.20mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	1.23mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	22d	1	1.25mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	1.25mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	1.31mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	1.35mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	14d	1	1.37mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	24d	1	1.38mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	14d	1	1.42mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	14d	1	1.43mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	44d	1	1.46mi

Listing history 2 events

1. 2026-06-19
   remarks 684-char remark
2. 2026-06-19
   listed $74,900 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: $1,247 · $104/mo
• Projected year-2 tax: $1,247 · $104/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 2/10 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: $14,243
• − Mortgage interest: −$4,196
• − Property taxes: −$1,247
• − Insurance: −$374
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$2,179
• Taxable income: $3,969
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $3,965/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

5 events — show timeline

• 2026-06-18 Listed $74,900 MLSU
• 2020-05-29 Sold (Public Records) — Public Records
• 2014-08-26 Sold (Public Records) — Public Records
• 2008-11-17 Sold (Public Records) — Public Records
• 1978-04-19 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,247 · +2.7% YoY. Source: county tax records.