424 Barksdale St · Jackson, MS 39202

$85,000

2 bd · 1.0 ba · 1,154 sqft · SingleFamily public records · 5 Days on market

Built 1937 1,742 sqft lot Est $115k · 26% under

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

A beautiful classically cared for 2/1 carriage house, a perfect example of history preserved. Downstairs is storage, laundry (solely dedicated to the unit - W/ D included in the sale), and a place you could open up to be a one car garage (again, solely dedicated to this one unit). Up the stair to the living area, all hardwood, with a nicely updated bathroom, and two little living areas, and a cute kitchen. Currently this unit is rented for $1075 per month. Tenant occupied. TAXES: 2026 property taxes are estimated to be $589. PACKAGE SALE: This residential real estate package in downtown Jackson, Mississippi is being offered at $515,000.00. The package includes these MLS #s: 4139973, 41399

Key facts

• 1,742 sq ft lot
• 2 parking spots
• Built 1937

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$115,400) 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 $85k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

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 (+5.9%/yr); 40 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 33% of the median local income ($39k/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 $588 of loan paydown is wiped out by about $3k 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 + 5.9% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 2y 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 1937 — 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 $85,000

Questions for the listing agent

1. Built in 1937 — 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: 1.25% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.80%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $115,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
193 E Bell St	0.42mi	3/1.0 (+1)	1,207 (+5%)	12mo	$120,500	$100	58
1017 Riverview Dr	0.53mi	2/1.0	1,208 (+5%)	21mo	$56,000	$46	50
2003 N Lamar St	0.73mi	2/1.0	1,079 (-6%)	9mo	$99,900	$93	48
944 Poplar Blvd	0.68mi	2/0.5	1,028 (-11%)	12mo	$215,000	$209	38

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 · 5.91% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.24×
• Total profit: $5,615
• Equity at exit: $12,674

10-year hold

• IRR: 17.7%
• Equity multiple: 2.67×
• Total profit: $39,746
• Equity at exit: $7,349

Cash invested: $23,800 (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 39202

• Home prices YoY: -23.3%
• Rents YoY: 5.9%
• Active inventory: 40
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,065 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $254

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 71%

Sensitivity live

Price	-10% $313	-5% $283	+0% $254	+5% $224	+10% $195
Rent	-10% $170	-5% $212	+0% $254	+5% $296	+10% $338
Rate	-1.0pp $297	-0.5pp $275	base $254	+0.5pp $232	+1.0pp $209

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
803 N Congress St Unit D Jackson, MS	1.0	1.0	900	$900	$1.00	44d	1	0.03mi
814 N Congress St Unit 6 Jackson, MS	1.0	1.0	700	$1,175	$1.68	44d	1	0.04mi
814 N Congress St Unit 7 Jackson, MS	1.0	1.0	850	$1,175	$1.38	14d	1	0.04mi
731 N Jefferson St Jackson, MS	2.0	2.0	840	$944	$1.12	14d	3	0.30mi
950 North St Jackson, MS	2.0	1.0	1000	$1,295	$1.29	14d	1	0.32mi
910 Morningside St Jackson, MS	3.0	2.5	1400	$1,395	$1.00	44d	1	0.38mi
850 N Jefferson St Jackson, MS	1.0–2.0	1.0–2.0	880	$1,099	$1.25	14d	4	0.38mi
948 Bellevue Pl Jackson, MS	2.0	1.0	750	$855	$1.14	14d	1	0.43mi
949 Morningside St Jackson, MS	2.0	1.0	900	$965	$1.07	24d	1	0.44mi
810 Madison St Apt C Jackson, MS	1.0	1.0	750	$953	$1.27	44d	1	0.48mi
836 Riverview Dr Jackson, MS	2.0	1.5	945	$1,095	$1.16	24d	1	0.57mi
1043 Carlisle St Jackson, MS	2.0	1.0	750	$905	$1.21	24d	1	0.58mi
1202 E Fortification St Jackson, MS	2.0	1.0	1225	$1,150	$0.94	24d	1	0.69mi
1313 Hazel St Unit 2 Jackson, MS	2.0	1.0	850	$995	$1.17	24d	1	0.72mi
308 E Pearl St Jackson, MS	1.0	1.5	1396	$1,550	$1.11	44d	1	0.72mi
1505 N West St Unit 110 Jackson, MS	1.0	1.0	700	$650	$0.93	21d	1	0.74mi
1505 N West St Unit 101 Jackson, MS	1.0	1.0	700	$650	$0.93	44d	1	0.74mi
102 N Mill St Jackson, MS	1.0	1.0	687	$1,310	$1.91	14d	5	0.83mi
1140 Greymont Ave Apt A14 Jackson, MS	1.0	1.0	800	$955	$1.19	44d	1	0.84mi
1140 Greymont Ave Unit C13 Jackson, MS	2.0	2.0	1050	$1,250	$1.19	44d	1	0.84mi
1140 Greymont Ave Jackson, MS	1.0–2.0	1.0–2.0	835	$1,250	$1.50	14d	6	0.84mi
1225 Bailey Ave Jackson, MS	2.0	1.0	990	$750	$0.76	44d	1	0.94mi
209 Poindexter St Jackson, MS	2.0	2.0	1075	$825	$0.77	44d	1	1.13mi
1710 Lyncrest Ave Jackson, MS	1.0	1.0	850	$1,350	$1.59	44d	1	1.22mi
1204 First Ave Jackson, MS	2.0	1.0	800	$725	$0.91	24d	1	1.46mi

Listing history 18 events

1. 2026-02-25
   status Pending
2. 2026-02-20
   listed $85,000 Active
3. 2025-12-03
   historical $1,075
4. 2025-11-27
   listed $1,075
5. 2025-04-08
   historical $1,075
6. 2025-04-01
   price $1,075
7. 2025-03-14
   listed $1,250
8. 2025-01-29
   status Pending
9. 2025-01-29
   historical
10. 2024-12-03
    status Active
11. 2024-12-01
    historical
12. 2024-07-10
    price $62,500
13. 2024-07-10
    status Active
14. 2024-07-01
    historical
15. 2024-06-25
    price $66,000
16. 2024-05-29
    price $70,000
17. 2024-04-03
    listed $78,000 Active
18. 2004-06-28
    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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $12,778
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$2,473
• Taxable income: $1,799
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $2,614/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): 6,832
• Household income: $38,554
• Rent vs Own: 67.5% rent · 32.5% own
• Severe rent burden: 628.0

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: Majority Black (54%)
• Race & ethnicity: Black 54% White 41% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% 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: ▼ -44.29%
• Current HPI: 145.4466
• Rent YoY: ▲ 5.91%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+9.0% since first listed

18 events — show timeline

• 2026-02-25 Pending — MLSU
• 2026-02-20 Listed $85,000 MLSU
• 2025-12-03 Rental Removed $1,075 MLSU
• 2025-11-27 Listed for Rent $1,075 MLSU
• 2025-04-08 Rental Removed $1,075 MLSU
• 2025-04-01 Price Changed $1,075 MLSU
• 2025-03-14 Listed for Rent $1,250 MLSU
• 2025-01-29 Pending — MLSU
• 2025-01-29 Listing Removed — MLSU
• 2024-12-03 Relisted — MLSU
• 2024-12-01 Listing Removed — MLSU
• 2024-07-10 Price Changed $62,500 MLSU
• 2024-07-10 Relisted — MLSU
• 2024-07-01 Listing Removed — MLSU
• 2024-06-25 Price Changed $66,000 MLSU
• 2024-05-29 Price Changed $70,000 MLSU
• 2024-04-03 Listed $78,000 MLSU
• 2004-06-28 Sold (Public Records) — Public Records