461 Hanging Moss Cir · Jackson, MS 39206

$74,900

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 29 Days on market

Built 1951 0.41 ac lot Est $57k · 31% 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
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• 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

Corp Owned Property. No offers presented w/out POF, w/o E/M, CASHIERS CHECK ONLY! To made out to LA '. No exceptions. No Seller's Disclosure. Sold AS IS NO Repairs or Warranties. ADDENDUMS TO BE FILLED OUT AFTER ACCEPTED CONTRACT.

Key facts

• Level 0.41 acre lot
• 0.41 acre lot
• Built 1951

Tags

• BRICK VENEER EXTERIOR
• CONCRETE SLAB FOUNDATION
• LEVEL 0.41 ACRE LOT
• JACKSON PUBLIC SCHOOL DISTRICT
• BOYD ELEMENTARY FEEDER PATTERN
• CHASTAIN MIDDLE FEEDER PATTERN

Property features AI

Finance

• Other: Lot dimensions approximately 75 x 145; Lot size about 0.41 acres (approximately 17,859.6 sq ft)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence (house); One story; Residential Estate zoning; Entry level: One
• Construction: Asphalt shingle roof; Block and slab foundation; Built (year source: assessor)
• Exterior features: Front yard; Level lot

Interior

• Flooring: Luxury vinyl flooring; Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Luxury vinyl and hardwood floors; Laundry located in the kitchen
• Laundry & utility: Washer/dryer space in kitchen (laundry located in the kitchen)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: Boyd Elementary School (math 0% / reading 9%, grade F, #368 of 375 statewide, top 98%, 405 students, 100% FRL); Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 14 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 35% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 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 + 2.8% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 1.64% ✓
• Cap rate: 13.68%
• Cash-on-cash: 26.38%
• DSCR: 2.17
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $57,304
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
394 Wilshire Ave	0.74mi	2/1.0 (-1)	969 (-2%)	15mo	$27,500	$28	45
3718 Northbrook Dr	0.68mi	2/1.0 (-1)	942 (-5%)	16mo	$55,000	$58	42
4426 Desoto St	0.68mi	3/1.0	1,079 (+9%)	13mo	$99,900	$93	42
4801 Maplewood Dr	0.74mi	3/1.0	1,120 (+13%)	17mo	$63,840	$57	29

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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 1.81×
• Total profit: $17,033
• Equity at exit: $11,168

10-year hold

• IRR: 28.1%
• Equity multiple: 3.47×
• Total profit: $51,844
• Equity at exit: $6,476

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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,229 high
• Mortgage (P&I): −$393
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $461

Break-even live

Break-even rent $646

Max offer price $74,900

Occupancy floor 57%

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	44d	1	0.57mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	14d	1	0.59mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	44d	1	0.59mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	21d	1	0.65mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	23d	1	0.67mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	14d	1	0.67mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	23d	1	0.67mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	14d	1	0.70mi
227 Lawrence Rd #227 Jackson, MS	2.0	1.0	840	$995	$1.18	44d	1	0.75mi
227 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	14d	2	0.75mi
229 Lawrence Rd #229 Jackson, MS	2.0	1.0	840	$995	$1.18	44d	1	0.75mi
229 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	23d	1	0.75mi
1175 Eminence Row Jackson, MS	2.0	1.0	700	$650	$0.93	44d	1	1.27mi
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,100	$1.35	14d	1	1.34mi

Listing history 24 events

1. 2026-06-18
   days on market $74,900 Active 29 DOM
2. 2026-06-17
   days on market $74,900 Active 28 DOM
3. 2026-06-16
   days on market $74,900 Active 27 DOM
4. 2026-06-15
   days on market $74,900 Active 26 DOM
5. 2026-06-14
   days on market $74,900 Active 24 DOM
6. 2026-06-13
   days on market $74,900 Active 23 DOM
7. 2026-06-10
   days on market $74,900 Active 21 DOM
8. 2026-06-09
   days on market $74,900 Active 20 DOM
9. 2026-06-08
   days on market $74,900 Active 19 DOM
10. 2026-06-07
    days on market $74,900 Active 18 DOM
11. 2026-06-05
    days on market $74,900 Active 15 DOM
12. 2026-06-03
    days on market $74,900 Active 14 DOM
13. 2026-06-02
    days on market $74,900 Active 13 DOM
14. 2026-06-01
    days on market $74,900 Active 12 DOM
15. 2026-05-31
    days on market $74,900 Active 11 DOM
16. 2026-05-30
    days on market $74,900 Active 10 DOM
17. 2026-05-20
    listed $74,900 Active
18. 2013-09-16
    soldstatus
19. 2008-06-02
    soldstatus
20. 2008-04-21
    listed $14,900 230-char remark

    Show marketing remark (230 chars)

    Corp Owned Property. No offers presented w/out POF, w/o E/M, CASHIERS CHECK ONLY! To made out to LA '. No exceptions. No Seller's Disclosure. Sold AS IS NO Repairs or Warranties. ADDENDUMS TO BE FILLED OUT AFTER ACCEPTED CONTRACT.

21. 2006-01-30
    historical
22. 2005-10-05
    soldstatus
23. 2005-05-06
    listed $27,000
24. 1982-12-02
    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: $1,034 · $86/mo
• Projected year-2 tax: $1,034 · $86/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 · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,753
• − Mortgage interest: −$4,196
• − Property taxes: −$1,034
• − Insurance: −$374
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$2,179
• Taxable income: $4,609
• Est. tax owed @ 24.0%: −$1,106
• After-tax cash flow: $4,427/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+177.4% since first listed

8 events — show timeline

• 2026-05-20 Listed $74,900 MLSU
• 2013-09-16 Sold (Public Records) — Public Records
• 2008-06-02 Sold (Public Records) — Public Records
• 2008-04-21 Listed $14,900 MLSU
• 2006-01-30 Listing Removed — MLSU
• 2005-10-05 Sold (Public Records) — Public Records
• 2005-05-06 Listed $27,000 MLSU
• 1982-12-02 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,034 · +1.1% YoY. Source: county tax records.