1404 Plantation Blvd · Jackson, MS 39211

$109,000

3 bd · 2.0 ba · 1,291 sqft · SingleFamily public records · 16 Days on market

Built 1961 0.27 ac lot $84/sqft · 39% below area Est $178k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

PRICE CORRECTION !!!. . Perfect for the first-time home buyer! This charming 3 Bedroom / 2 Bath home offers comfort, convenience, and a family-friendly setup that's hard to beat. Enjoy a kid and pet-friendly fenced backyard with a level yard for play, gatherings, or relaxing evenings outdoors. The spacious 2-car garage provides plenty of storage and parking, while the inviting front porch adds the perfect touch of curb appeal. Conveniently located close to shopping, dining, schools, and everyday amenities — you'll love being near almost everything you need. Move-in ready and full of potential, this home checks all the boxes!

Key facts

• Level yard
• Inviting front porch
• Spacious garage

Tags

• FENCED BACKYARD
• LEVEL YARD
• SPACIOUS GARAGE
• INVITING FRONT PORCH
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Lot zoning: Agriculture; Lot size approximately 0.27 acres

Exterior

• Parking: 2 parking spaces; Driveway; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence (house); One level; Move-in ready
• Construction: Vinyl exterior; Asphalt shingle roof; Slab foundation; Built (year source: Assessor)
• Exterior features: Front porch; Fenced lot

Interior

• Kitchen: Range hood; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling heating; Central heating; Electric heating; Natural gas heating; Ceiling fans; Central air conditioning; Electric cooling
• Interior features: Range hood; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.

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: Spann Elementary School (math 7% / reading 21%, grade F, #289 of 375 statewide, top 78%, 395 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 fast (+7.9%/yr); 221 active listings in the ZIP; 32 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 $754 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 + 7.9% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $59k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $107,365 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — 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: 1.44% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.71%
• DSCR: 1.74
• GRM: 5.8

CMA / ARV

• ARV (median comp): $178,186
• List price: $109,000
• Delta: -38.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1510 Springridge Dr	0.26mi	3/2.0	1,347 (+4%)	5mo	$106,000	$79	76
1348 Winterview Dr	0.10mi	3/2.0	1,410 (+9%)	12mo	$175,000	$124	70
1237 Springdale Dr	0.35mi	3/2.0	1,408 (+9%)	2mo	$103,500	$74	67
1249 Springdale Dr	0.31mi	3/2.0	1,353 (+5%)	15mo	$159,900	$118	65
1260 Greenbriar St	0.18mi	3/2.0	1,460 (+13%)	12mo	$150,000	$103	60
5709 Orchardview Dr	0.26mi	3/2.0	1,454 (+13%)	10mo	$150,000	$103	58
1312 Springdale Dr Dr	0.24mi	3/2.0	1,467 (+14%)	13mo	$134,900	$92	55
316 Colonial Cir	0.48mi	3/1.0	1,407 (+9%)	4mo	$165,000	$117	55
811 Fairfax Cir	0.68mi	3/2.0	1,421 (+10%)	8mo	$115,000	$81	44
214 Colonial Cir	0.72mi	3/2.0	1,375 (+6%)	22mo	$120,000	$87	37
920 Briarfield Rd	0.71mi	3/2.0	1,443 (+12%)	18mo	$182,500	$126	32

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 · 7.9% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.58×
• Total profit: $17,600
• Equity at exit: $16,252

10-year hold

• IRR: 26.1%
• Equity multiple: 3.86×
• Total profit: $87,355
• Equity at exit: $9,424

Cash invested: $30,520 (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 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$572
• Tax from tax record: −$199 /mo · $2,388/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $425

Break-even live

Break-even rent $1,033

Max offer price $109,000

Occupancy floor 68%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1523 E County Line Rd Jackson, MS	2.0	2.0	989	$1,235	$1.25	44d	1	0.68mi
3001 Jamestown Way Jackson, MS	2.0	1.5	1200	$1,100	$0.92	23d	1	0.70mi
1702 Jamestown Way Unit 1702 Jackson, MS	3.0	2.0	1465	$1,495	$1.02	44d	1	0.71mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$2,255	$2.10	14d	15	0.81mi
601 Northpointe Pkwy Jackson, MS	1.0–2.0	1.0–2.0	910	$1,054	$1.16	14d	2	0.85mi
119 S Canton Club Cir Jackson, MS	3.0	2.0	1444	$1,595	$1.10	23d	1	0.92mi
1620 E County Line Rd Ridgeland, MS	1.0–3.0	1.0–2.5	1126	$1,595	$1.42	14d	7	0.97mi
5538 Pine Lane Dr Jackson, MS	3.0	2.0	1627	$1,465	$0.90	44d	1	1.11mi
5544 Wayneland Dr Jackson, MS	3.0	2.0	1800	$1,831	$1.02	44d	1	1.14mi
51 Northtown Dr Unit 003D Jackson, MS	2.0	2.0	1025	$1,199	$1.17	44d	1	1.22mi
51 Northtown Dr Unit 001G Jackson, MS	3.0	2.0	1260	$1,449	$1.15	14d	1	1.22mi
50 Northtown Dr Jackson, MS	1.0–2.0	1.0–2.0	871	$1,200	$1.38	14d	15	1.24mi
492 E Beasley Rd Jackson, MS	1.0–3.0	1.0–2.0	1133	$1,440	$1.27	14d	8	1.29mi
9B River Oaks Pl Jackson, MS	2.0	2.0	1012	$1,395	$1.38	23d	1	1.41mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	44d	1	1.43mi
214 Foxboro Dr Jackson, MS	3.0	2.0	1224	$1,395	$1.14	14d	1	1.43mi
340 Arbor Dr Ridgeland, MS	1.0–2.0	1.0–2.0	850	$1,374	$1.62	14d	26	1.44mi
51 Northtown Dr Apt 13L Jackson, MS	2.0	2.0	1096	$1,364	$1.24	44d	1	1.45mi
51 Northtown Dr Unit 009H Jackson, MS	2.0	2.0	1025	$1,179	$1.15	14d	1	1.45mi
51 Northtown Dr Unit 014G Jackson, MS	2.0	2.0	1096	$1,249	$1.14	14d	1	1.45mi
51 Northtown Dr Unit 009F Jackson, MS	2.0	2.0	1025	$1,319	$1.29	44d	1	1.45mi
51 Northtown Dr Unit 021A Jackson, MS	3.0	2.0	1500	$1,694	$1.13	21d	1	1.45mi
51 Northtown Dr Unit 002G Jackson, MS	3.0	2.0	1260	$1,644	$1.30	44d	1	1.45mi
51 Northtown Dr Unit 006H Jackson, MS	2.0	2.0	1025	$1,289	$1.26	23d	1	1.45mi
51 Northtown Dr Unit 008E Jackson, MS	2.0	2.0	1025	$1,354	$1.32	44d	1	1.45mi
51 Northtown Dr Unit 009D Jackson, MS	2.0	2.0	1025	$1,179	$1.15	23d	1	1.45mi
51 Northtown Dr Unit 001F Jackson, MS	3.0	2.0	1260	$1,644	$1.30	14d	1	1.45mi
51 Northtown Dr Unit 001B Jackson, MS	3.0	2.0	1260	$1,499	$1.19	14d	1	1.45mi
51 Northtown Dr Unit 027B Jackson, MS	2.0	2.0	1096	$1,439	$1.31	14d	1	1.45mi
51 Northtown Dr Unit 027G Jackson, MS	2.0	2.0	1096	$1,279	$1.17	14d	1	1.45mi
51 Northtown Dr Apt 10E Jackson, MS	2.0	2.0	1096	$1,199	$1.09	14d	1	1.45mi
35 Meadowoods Ter Jackson, MS	3.0	2.0	1269	$1,450	$1.14	23d	1	1.49mi

Listing history 10 events

1. 2026-05-15
   price $109,000 638-char remark
2. 2026-05-12
   listed $168,000 Active 638-char remark
3. 2024-02-18
   historical $1,475
4. 2024-01-25
   price $1,475
5. 2023-12-15
   price $1,485
6. 2023-10-28
   listed $1,525
7. 2019-12-19
   soldstatus
8. 2016-03-16
   soldstatus
9. 1995-03-23
   soldstatus
10. 1990-10-17
    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: $2,388 · $199/mo
• Projected year-2 tax: $2,388 · $199/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 · 20 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: $18,852
• − Mortgage interest: −$6,106
• − Property taxes: −$2,388
• − Insurance: −$545
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$3,171
• Taxable income: $3,626
• Est. tax owed @ 24.0%: −$870
• After-tax cash flow: $4,230/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): 23,838
• Household income: $69,426
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 736.0

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 (59%)
• Race & ethnicity: Black 59% White 36% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

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: ▼ -135.99%
• Current HPI: 145.5192
• Rent YoY: ▲ 7.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+7047.5% since first listed

11 events — show timeline

• 2026-05-28 Pending — MLSU
• 2026-05-15 Price Changed $109,000 MLSU
• 2026-05-12 Listed $168,000 MLSU
• 2024-02-18 Rental Removed $1,475 RENTLY
• 2024-01-25 Price Changed $1,475 RENTLY
• 2023-12-15 Price Changed $1,485 RENTLY
• 2023-10-28 Listed for Rent $1,525 RENTLY
• 2019-12-19 Sold (Public Records) — Public Records
• 2016-03-16 Sold (Public Records) — Public Records
• 1995-03-23 Sold (Public Records) — Public Records
• 1990-10-17 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,388 · +1.9% YoY. Source: county tax records.