207 Huron St · Jackson, MS 39203

$3,999

2 bd · 1.0 ba · 946 sqft · SingleFamily public records · 75 Days on market

Built 1958 6,098 sqft lot ↓ 18% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Investor special! Bring your toolbox and get ready to roll up your sleeves for this one of a kind fixer upper, filled with potential and awaiting your creativity! Boasting 963 sqft, this property needs a FULL gut rehab and has been priced accordingly. Perfect opportunity for any savvy investor or hard worker willing to roll up their sleeves and earn themselves a FORTUNE in sweat equity once renovated! With it's deeply discounted price tag, and endless potential - this one WON'T last long. Bring your highest and best cash offers while it's still available! CASH AS-IS ONLY.

Key facts

• 6,098 sq ft lot
• Parking
• Built 1958

🏷️ Possibly a rental listed for sale. The $3,999 price doesn't fit this home's estimated sale value (~$47,300) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $4k.

Deal economics

• At list price, monthly cash flow is $724 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($951 rent vs $4k).
• Recommended offer: $4k (6.0% below list) — sets the bar for market timing.
• Cap rate 223.4% 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: Galloway Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 329 students, 100% FRL); Lanier High School (math 3% / reading 2%, grade F, #197 of 197 statewide, top 100%, 603 students, 100% FRL).
• Market conditions: 10 active listings in the ZIP; 31 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

• In year one you build about $59 of equity ($27 loan paydown + $32 appreciation (0.8% 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 (0.8% appreciation + 3.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($4k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $3,759 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 23.78% ✓
• Cap rate: 223.42%
• Cash-on-cash: 775.44%
• DSCR: 35.50
• GRM: 0.4

CMA / ARV

• ARV (on-the-fly): $47,300
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
438 W Ash St	0.41mi	2/1.0	880 (-7%)	1mo	$17,500	$20	68
357 Dewitt Ave	0.24mi	2/1.0	877 (-7%)	13mo	$43,950	$50	65
425 Derrick St	0.26mi	3/1.0 (+1)	1,056 (+12%)	8mo	$59,900	$57	57
1003 Rondo St	0.50mi	2/1.0	850 (-10%)	6mo	$17,999	$21	55
518 W Ash St	0.42mi	2/1.0	1,048 (+11%)	11mo	$23,000	$22	53
2003 N Lamar St	0.52mi	2/1.0	1,079 (+14%)	9mo	$99,900	$93	45
2566 Williamson Ave	0.72mi	3/1.5 (+1)	940 (-1%)	19mo	$71,000	$76	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 42.20×
• Total profit: $46,134
• Equity at exit: $1,323

10-year hold

• IRR: —
• Equity multiple: 90.55×
• Total profit: $100,275
• Equity at exit: $1,727

Cash invested: $1,120 (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 39203

• Home prices YoY: 0.6%
• Active inventory: 10
• Price-to-rent: 0.4×

Monthly cashflow live

• Estimated rent: $951 high
• Mortgage (P&I): −$21
• Tax est. 1.5%: −$5 /mo · $60/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $724

Break-even live

Break-even rent $35

Max offer price $3,999

Occupancy floor 19%

Sensitivity live

Price	-10% $726	-5% $725	+0% $724	+5% $722	+10% $721
Rent	-10% $648	-5% $686	+0% $724	+5% $761	+10% $799
Rate	-1.0pp $726	-0.5pp $725	base $724	+0.5pp $723	+1.0pp $721

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: $1,000
• Closing costs: $120
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 Bailey Ave Jackson, MS	2.0	1.0	990	$750	$0.76	45d	1	0.29mi
1505 N West St Unit 101 Jackson, MS	1.0	1.0	700	$650	$0.93	45d	1	0.66mi
1505 N West St Jackson, MS	1.0	1.0	650	$780	$1.20	45d	1	0.66mi
1505 N West St Unit 110 Jackson, MS	1.0	1.0	700	$650	$0.93	22d	1	0.66mi
2157 Ludlow Ave Jackson, MS	3.0	2.0	1123	$1,300	$1.16	45d	1	0.74mi
2157 Ludlow Ave Unit Na Jackson, MS	3.0	2.0	1123	$1,450	$1.29	15d	1	0.74mi
2566 Williamson Ave Jackson, MS	3.0	1.5	940	$1,150	$1.22	45d	1	0.75mi
1240 Lawnview Pl Jackson, MS	1.0–2.0	1.0	650	$845	$1.30	15d	13	0.94mi
1204 First Ave Jackson, MS	2.0	1.0	800	$725	$0.91	24d	1	1.03mi
803 N Congress St Unit D Jackson, MS	1.0	1.0	900	$900	$1.00	45d	1	1.05mi
814 N Congress St Unit 7 Jackson, MS	1.0	1.0	850	$1,175	$1.38	15d	1	1.06mi
814 N Congress St Unit 6 Jackson, MS	1.0	1.0	700	$1,175	$1.68	45d	1	1.06mi
905 N State St Jackson, MS	1.0	1.0	550	$900	$1.64	45d	1	1.11mi
209 Poindexter St Jackson, MS	2.0	2.0	1075	$825	$0.77	45d	1	1.17mi
950 North St Jackson, MS	2.0	1.0	1000	$1,295	$1.29	15d	1	1.20mi
721 N State St Jackson, MS	1.0	1.0	562	$882	$1.57	45d	4	1.22mi
255 S Prentiss St Jackson, MS	2.0	1.0	729	$1,000	$1.37	45d	1	1.23mi
1313 Hazel St Unit 2 Jackson, MS	2.0	1.0	850	$995	$1.17	24d	1	1.27mi
509 Lorenz Blvd Jackson, MS	2.0	1.0	850	$995	$1.17	24d	1	1.32mi
949 Morningside St Jackson, MS	2.0	1.0	900	$965	$1.07	24d	1	1.34mi
1818 Saint Charles St Jackson, MS	3.0	1.0	983	$995	$1.01	45d	1	1.35mi
731 N Jefferson St Jackson, MS	2.0	2.0	840	$944	$1.12	15d	3	1.36mi
3380 Shady Oaks St Jackson, MS	2.0	1.0	721	$871	$1.21	15d	1	1.37mi
3380 Shady Oaks St Unit B Jackson, MS	2.0	1.0	721	$871	$1.21	24d	1	1.37mi
3380 Shady Oaks St Unit D Jackson, MS	2.0	1.0	721	$832	$1.15	45d	1	1.37mi
102 N Mill St Jackson, MS	1.0	1.0	687	$1,310	$1.91	15d	5	1.37mi
1043 Carlisle St Jackson, MS	2.0	1.0	750	$905	$1.21	24d	1	1.37mi
948 Bellevue Pl Jackson, MS	2.0	1.0	750	$855	$1.14	15d	1	1.38mi
850 N Jefferson St Jackson, MS	1.0–2.0	1.0–2.0	880	$1,099	$1.25	15d	4	1.40mi
712 N Jefferson St Jackson, MS	1.0	1.0	600	$850	$1.42	15d	5	1.42mi
810 Madison St Apt C Jackson, MS	1.0	1.0	750	$953	$1.27	45d	1	1.49mi

Listing history 7 events

1. 2025-10-07
   status Pending
2. 2025-07-31
   price $3,999
3. 2025-07-24
   listed $4,900 Active
4. 2020-08-28
   soldstatus
5. 2009-01-12
   soldstatus
6. 1994-12-28
   soldstatus
7. 1994-12-14
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°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: $11,411
• − Mortgage interest: −$224
• − Property taxes: −$60
• − Insurance: −$20
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$116
• Taxable income: $9,165
• Est. tax owed @ 24.0%: −$2,200
• After-tax cash flow: $6,483/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
• City population: 140,204
• Population (ZIP): 4,803

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 (94%)
• Race & ethnicity: Black 94% White 4% Two or more races 1%
• Foreign-born: 1%
• Languages at home: 98% 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: ▲ 0.80%
• Current HPI: 130.2184
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-18.4% since first listed

7 events — show timeline

• 2025-10-07 Pending — MLSU
• 2025-07-31 Price Changed $3,999 MLSU
• 2025-07-24 Listed $4,900 MLSU
• 2020-08-28 Sold (Public Records) — Public Records
• 2009-01-12 Sold (Public Records) — Public Records
• 1994-12-28 Sold (Public Records) — Public Records
• 1994-12-14 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $299 · +1.8% YoY. Source: county tax records.