1454 Bass Ave · Jackson, MS 39212

$94,900

3 bd · 2.0 ba · 1,036 sqft · SingleFamily public records · 20 Days on market

Built 1988 8,276 sqft lot Est $84k · 13% 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
• ARV discount +1.6/15.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1454 Bass Ave, Jackson, MS! This charming 3-bedroom, 2-bath home offers comfortable one-level living with a functional layout, spacious living area, and eat-in kitchen. Features include central air and heat, covered parking, front porch, and a large backyard perfect for entertaining or relaxing. Conveniently located near shopping, dining, schools, and major roadways.

Key facts

• Covered parking
• Spacious living area
• One-level living

Tags

• ONE-LEVEL LIVING
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREA
• EAT-IN KITCHEN
• CENTRAL AIR AND HEAT
• COVERED PARKING

Property features AI

Exterior

• Parking: Covered carport (2 spaces); Driveway with direct access; Concrete surfaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family house; One story
• Construction: Brick veneer and siding exterior; Asphalt shingle roof; Conventional foundation; Built according to public records
• Exterior features: Front porch; Private yard with lighting; Rain gutters; Chain link fencing in back yard; Level city lot, front yard

Interior

• Kitchen: Dishwasher; Oven; Refrigerator; Eat-in kitchen
• Bedrooms: Primary bedroom on main level; Additional bedrooms on main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan cooling
• Interior features: Ceiling fans; Eat-in kitchen; Blinds on windows; Insulated and storm doors; Crawl space basement
• Laundry & utility: Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: Timberlawn Elementary School (math 5% / reading 11%, grade F, #334 of 375 statewide, top 89%, 353 students, 100% FRL); Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($51k/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 $656 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 + 4.2% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $93,476 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.57% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.79%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $83,916
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1478 Bass Ave	0.05mi	3/2.0	1,036 (0%)	7mo	$115,000	$111	92
4080 Puckett Rd	0.10mi	2/1.0 (-1)	1,034 (-0%)	18mo	$45,000	$44	71
1438 Cherrie Ave	0.19mi	3/1.5	1,161 (+12%)	7mo	$94,500	$81	63

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: 18.3%
• Equity multiple: 1.75×
• Total profit: $20,061
• Equity at exit: $14,150

10-year hold

• IRR: 27.6%
• Equity multiple: 3.58×
• Total profit: $68,624
• Equity at exit: $8,205

Cash invested: $26,572 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,494 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$116 /mo · $1,391/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $527

Break-even live

Break-even rent $827

Max offer price $94,900

Occupancy floor 60%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1457 Lakeview Ave Jackson, MS	3.0	2.0	1288	$1,426	$1.11	13d	1	0.04mi
1478 Bass Ave Jackson, MS	3.0	2.0	1036	$1,525	$1.47	13d	1	0.04mi
2750 N Siwell Rd Jackson, MS	1.0–2.0	1.0	850	$975	$1.15	13d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $94,900 Active 20 DOM
2. 2026-06-17
   days on market $94,900 Active 19 DOM
3. 2026-06-16
   days on market $94,900 Active 18 DOM
4. 2026-06-15
   days on market $94,900 Active 17 DOM
5. 2026-06-14
   days on market $94,900 Active 15 DOM
6. 2026-06-13
   days on market $94,900 Active 14 DOM
7. 2026-06-10
   days on market $94,900 Active 12 DOM
8. 2026-06-09
   days on market $94,900 Active 11 DOM
9. 2026-06-08
   days on market $94,900 Active 10 DOM
10. 2026-06-07
    days on market $94,900 Active 9 DOM
11. 2026-06-05
    days on market $94,900 Active 6 DOM
12. 2026-06-03
    days on market $94,900 Active 5 DOM
13. 2026-06-02
    days on market $94,900 Active 4 DOM
14. 2026-06-01
    days on market $94,900 Active 3 DOM
15. 2026-05-31
    days on market $94,900 Active 2 DOM
16. 2026-05-30
    remarks 380-char remark
17. 2026-05-30
    listed $94,900 Active 1 DOM

ⓘ 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: $1,391 · $116/mo
• Projected year-2 tax: $1,391 · $116/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 4/10 Moderate
• 🌡 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: $17,922
• − Mortgage interest: −$5,316
• − Property taxes: −$1,391
• − Insurance: −$474
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$2,761
• Taxable income: $5,112
• Est. tax owed @ 24.0%: −$1,227
• After-tax cash flow: $5,094/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

1 event — show timeline

• 2026-05-29 Listed $94,900 MLSU

Property tax history

+1.5%/yr

Latest (2025): $1,391 · +4.3% YoY. Source: county tax records.