3565 Bowers St · Jackson, MS 39212

$60,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 163 Days on market

Built 1950 0.30 ac lot $58/sqft · 22% above area Est $50k · 20% over

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Why this score? — see what drove the C+ 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
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR ALERT-CASH-FLOW -BONANZA (TENANT IN PLACE) Unlock immediate income with this 4br/2bth; rental producing positive cash flow on Day one. Tenant in place ,so you start collecting rent without any delays;vacancy,rehab,or leasing hassle. Call any Realtor today.

Key facts

• 0.3 acre lot
• Built 1950
• Listed 163 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/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 16.8% 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; 23 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 $415 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 23y 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 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1950 — 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: 1.96% ✓
• Cap rate: 16.76%
• Cash-on-cash: 37.37%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

• ARV (median comp): $49,839
• List price: $60,000
• Delta: 20.39%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
280 Savanna St	0.40mi	3/1.0	1,027 (-0%)	1mo	$16,900	$16	79
3513 Hines St	0.13mi	3/2.0	1,132 (+10%)	1mo	$45,000	$40	73
362 E Leavell Woods Dr	0.35mi	3/1.0	1,080 (+5%)	4mo	$30,000	$28	72
402 Savanna St	0.46mi	3/2.0	1,071 (+4%)	6mo	$65,000	$61	63
111 Cooper Rd	0.40mi	3/1.0	980 (-5%)	13mo	$75,000	$77	62
301 Cooper Rd	0.60mi	3/2.0	1,008 (-2%)	5mo	$82,000	$81	60
3940 Beaufort St	0.62mi	2/1.0 (-1)	1,004 (-3%)	1mo	$14,500	$14	60
245 Sykes Rd	0.46mi	3/1.5	1,008 (-2%)	15mo	$35,500	$35	60
312 E E Leavell Woods Dr	0.25mi	4/2.0 (+1)	1,153 (+12%)	9mo	$50,000	$43	52
124 S Sunset Ter	0.41mi	3/1.0	1,172 (+14%)	12mo	$49,875	$43	48
3909 Ilano Dr	0.62mi	4/1.0 (+1)	1,182 (+14%)	1mo	$23,000	$19	41
267 Woody Dr	0.73mi	3/1.5	1,165 (+13%)	8mo	$38,000	$33	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: 34.7%
• Equity multiple: 2.49×
• Total profit: $25,086
• Equity at exit: $8,946

10-year hold

• IRR: 42.2%
• Equity multiple: 5.23×
• Total profit: $71,010
• Equity at exit: $5,188

Cash invested: $16,800 (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 39212

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

Monthly cashflow live

• Estimated rent: $1,177 high
• Mortgage (P&I): −$315
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $523

Break-even live

Break-even rent $515

Max offer price $60,000

Occupancy floor 51%

Sensitivity live

Price	-10% $557	-5% $540	+0% $523	+5% $506	+10% $489
Rent	-10% $430	-5% $477	+0% $523	+5% $570	+10% $616
Rate	-1.0pp $553	-0.5pp $538	base $523	+0.5pp $508	+1.0pp $492

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	24d	1	0.19mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	14d	1	0.24mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	24d	1	0.24mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	21d	1	0.44mi
230 Savanna St Jackson, MS	2.0	1.0	782	$795	$1.02	44d	1	0.47mi
3875 Interstate 55 Jackson, MS	1.0–2.0	1.5	800	$1,100	$1.38	14d	1	0.49mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	14d	1	0.53mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	44d	1	0.71mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	0.71mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	0.78mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	44d	1	0.78mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	21d	1	0.80mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	24d	1	0.80mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	14d	1	0.84mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	24d	1	0.84mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	0.97mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	44d	1	1.02mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	1.12mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	1.29mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	1.35mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	44d	18	1.36mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	1.45mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.46mi

Listing history 39 events

1. 2026-06-18
   days on market $60,000 Active 163 DOM
2. 2026-06-17
   days on market $60,000 Active 162 DOM
3. 2026-06-16
   days on market $60,000 Active 161 DOM
4. 2026-06-15
   days on market $60,000 Active 160 DOM
5. 2026-06-14
   days on market $60,000 Active 158 DOM
6. 2026-06-13
   days on market $60,000 Active 157 DOM
7. 2026-06-10
   days on market $60,000 Active 155 DOM
8. 2026-06-09
   days on market $60,000 Active 154 DOM
9. 2026-06-08
   days on market $60,000 Active 153 DOM
10. 2026-06-07
    days on market $60,000 Active 152 DOM
11. 2026-06-05
    days on market $60,000 Active 149 DOM
12. 2026-06-03
    days on market $60,000 Active 148 DOM
13. 2026-06-02
    days on market $60,000 Active 147 DOM
14. 2026-05-30
    days on market $60,000 Active 146 DOM
15. 2026-01-04
    listed $60,000 Active 273-char remark

    Show marketing remark (273 chars)

    INVESTOR ALERT-CASH-FLOW -BONANZA (TENANT IN PLACE) Unlock immediate income with this 4br/2bth; rental producing positive cash flow on Day one. Tenant in place ,so you start collecting rent without any delays;vacancy,rehab,or leasing hassle. Call any Realtor today.

16. 2025-12-08
    status Pending
17. 2025-12-04
    historical
18. 2025-10-27
    listed $60,000 Active
19. 2025-04-28
    status Active
20. 2025-04-18
    status Pending
21. 2025-04-18
    historical
22. 2025-04-03
    status Active
23. 2025-03-31
    status Pending
24. 2025-03-20
    listed $80,000 Active
25. 2023-04-21
    soldstatus Closed
26. 2023-04-21
    soldstatus
27. 2023-03-25
    status Pending
28. 2023-03-22
    listed $60,000 Active
29. 2021-10-02
    historical
30. 2021-01-08
    soldstatus
31. 2020-11-28
    listed $20,000
32. 2020-08-08
    historical
33. 2020-03-06
    listed $20,000
34. 2007-05-09
    listed $69,900
35. 2004-05-11
    soldstatus
36. 2003-07-23
    soldstatus
37. 2003-01-12
    listed $32,000
38. 1979-09-21
    soldstatus
39. 1952-08-19
    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: $808 · $67/mo
• Projected year-2 tax: $808 · $67/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: $14,129
• − Mortgage interest: −$3,361
• − Property taxes: −$808
• − Insurance: −$300
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$1,745
• Taxable income: $5,654
• Est. tax owed @ 24.0%: −$1,357
• After-tax cash flow: $4,921/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

+87.5% since first listed

25 events — show timeline

• 2026-01-04 Listed $60,000 MLSU
• 2025-12-08 Pending — MLSU
• 2025-12-04 Listing Removed — MLSU
• 2025-10-27 Listed $60,000 MLSU
• 2025-04-28 Relisted — MLSU
• 2025-04-18 Pending — MLSU
• 2025-04-18 Listing Removed — MLSU
• 2025-04-03 Relisted — MLSU
• 2025-03-31 Pending — MLSU
• 2025-03-20 Listed $80,000 MLSU
• 2023-04-21 Sold (Public Records) — Public Records
• 2023-04-21 Sold (MLS) — MLSU
• 2023-03-25 Pending — MLSU
• 2023-03-22 Listed $60,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-01-08 Sold (MLS) — MLSU
• 2020-11-28 Listed $20,000 MLSU
• 2020-08-08 Listing Removed — MLSU
• 2020-03-06 Listed $20,000 MLSU
• 2007-05-09 Listed $69,900 MLSU
• 2004-05-11 Sold (Public Records) — Public Records
• 2003-07-23 Sold (MLS) — MLSU
• 2003-01-12 Listed $32,000 MLSU
• 1979-09-21 Sold (Public Records) — Public Records
• 1952-08-19 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $808 · +0.4% YoY. Source: county tax records.