2938 La Salle St · Jackson, MS 39212

$9,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 32 Days on market

Built 1950 9,583 sqft lot

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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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Take a look at this 2 bedroom, 1 bath house in South Jackson. Great for an investor!! You don't want to miss this one!

Key facts

• Access to schools
• 9,583 sq ft lot
• Parking

Tags

• EASY ACCESS TO LOCAL AMENITIES
• ACCESS TO SCHOOLS
• ACCESS TO MAJOR ROADWAYS
• GREAT INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Lot size approximately 0.22 acres

Exterior

• Parking: Driveway with direct access; 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-family house; One story; Fixer condition
• Construction: 816 total building area (public records); Construction materials and foundation: see remarks; Built year: see public records
• Exterior features: Rear porch; See remarks for other exterior details

Interior

• Flooring: See remarks for flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No central cooling
• Interior features: See remarks for interior details
• Laundry & utility: See remarks for laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $9k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $9k).
• Recommended offer: $9k (3.0% below list) — sets the bar for market timing.
• Cap rate 106.4% 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: Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $62 of loan paydown is wiped out by about $270 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($9k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $8,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 11.43% ✓
• Cap rate: 106.36%
• Cash-on-cash: 357.37%
• DSCR: 16.90
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $26,928
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2932 Greenwood Ave	0.19mi	2/1.0	848 (+4%)	13mo	$17,900	$21	74
2920 Greenwood Ave	0.21mi	3/1.0 (+1)	900 (+10%)	20mo	$30,000	$33	51

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: —
• Equity multiple: 19.91×
• Total profit: $47,643
• Equity at exit: $1,342

10-year hold

• IRR: —
• Equity multiple: 44.06×
• Total profit: $108,519
• Equity at exit: $778

Cash invested: $2,520 (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: 0.7×

Monthly cashflow live

• Estimated rent: $1,029 high
• Mortgage (P&I): −$47
• Tax est. 1.5%: −$11 /mo · $135/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $750

Break-even live

Break-even rent $79

Max offer price $9,000

Occupancy floor 22%

Sensitivity live

Price	-10% $757	-5% $754	+0% $750	+5% $747	+10% $744
Rent	-10% $669	-5% $710	+0% $750	+5% $791	+10% $832
Rate	-1.0pp $755	-0.5pp $753	base $750	+0.5pp $748	+1.0pp $746

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: $2,250
• Closing costs: $270
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$975	$1.08	44d	18	0.71mi
225 W McDowell Rd Apt L2 Jackson, MS	1.0	1.0	896	$750	$0.84	22d	1	0.72mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	14d	1	1.20mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	24d	1	1.20mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	1.24mi
3875 Interstate 55 Jackson, MS	1.0–2.0	1.5	800	$1,100	$1.38	14d	1	1.30mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	24d	1	1.32mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	1.39mi

Listing history 27 events

1. 2026-06-18
   days on market $9,000 Active 32 DOM
2. 2026-06-17
   days on market $9,000 Active 31 DOM
3. 2026-06-16
   days on market $9,000 Active 30 DOM
4. 2026-06-15
   days on market $9,000 Active 29 DOM
5. 2026-06-14
   days on market $9,000 Active 27 DOM
6. 2026-06-13
   days on market $9,000 Active 26 DOM
7. 2026-06-10
   days on market $9,000 Active 24 DOM
8. 2026-06-09
   days on market $9,000 Active 23 DOM
9. 2026-06-08
   days on market $9,000 Active 22 DOM
10. 2026-06-07
    days on market $9,000 Active 21 DOM
11. 2026-06-05
    days on market $9,000 Active 18 DOM
12. 2026-06-03
    days on market $9,000 Active 17 DOM
13. 2026-06-02
    days on market $9,000 Active 16 DOM
14. 2026-06-01
    days on market $9,000 Active 15 DOM
15. 2026-05-31
    days on market $9,000 Active 14 DOM
16. 2026-05-30
    days on market $9,000 Active 13 DOM
17. 2026-05-16
    listed $9,000 Active
18. 2013-08-01
    soldstatus
19. 2012-01-26
    soldstatus
20. 2010-10-22
    soldstatus 118-char remark

    Show marketing remark (118 chars)

    Take a look at this 2 bedroom, 1 bath house in South Jackson. Great for an investor!! You don't want to miss this one!

21. 2010-10-18
    soldstatus
22. 2010-09-15
    listed $6,000 118-char remark

    Show marketing remark (118 chars)

    Take a look at this 2 bedroom, 1 bath house in South Jackson. Great for an investor!! You don't want to miss this one!

23. 2009-08-05
    soldstatus
24. 2008-05-23
    soldstatus
25. 2007-12-06
    soldstatus
26. 1997-05-16
    soldstatus
27. 1955-08-13
    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 6 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: $12,344
• − Mortgage interest: −$504
• − Property taxes: −$135
• − Insurance: −$45
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$262
• Taxable income: $9,423
• Est. tax owed @ 24.0%: −$2,262
• After-tax cash flow: $6,744/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

+50.0% since first listed

11 events — show timeline

• 2026-05-16 Listed $9,000 MLSU
• 2013-08-01 Sold (Public Records) — Public Records
• 2012-01-26 Sold (Public Records) — Public Records
• 2010-10-22 Sold (MLS) — MLSU
• 2010-10-18 Sold (Public Records) — Public Records
• 2010-09-15 Listed $6,000 MLSU
• 2009-08-05 Sold (Public Records) — Public Records
• 2008-05-23 Sold (Public Records) — Public Records
• 2007-12-06 Sold (Public Records) — Public Records
• 1997-05-16 Sold (Public Records) — Public Records
• 1955-08-13 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $622 · +0.4% YoY. Source: county tax records.