4882 S Mcraven Rd · Jackson, MS 39204

$700,000

10 bd · 7.5 ba · 3,997 sqft · MultiFamily · 25 Days on market

Built 1983 0.86 ac lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +1.1/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Income producing multi family property with a gross rental income of $6,910 per month. 8 apartments which consist of two 4-plexes. Each apt is 2br1.5ba THSE. Tenants pay all utilities. Roofs are two years old. No interior photos. Call your agent today!

Key facts

• 0.86 acre lot
• Built 1983
• Listed 25 days

Property features AI

Finance

• Other: 8 total units

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Cable available
• Home design: Multi Family property; Two levels; Brick construction; Slab foundation
• Construction: Brick construction; Slab foundation; Shingle roof; Two-story building; Built year reported from public records
• Exterior features: Shingle roof; Lot approximately 0.86 acres

Interior

• Bedrooms: 8 total units
• Bathrooms: 8 full bathrooms; 8 half bathrooms; 12 (decimal) total bathrooms; 16 (integer) total bathrooms
• Interior features: Central heating; Central air
• Laundry & utility: Tenants pay all utilities; Owner pays trash collection

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/?-bath units multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $-676 ($-8k/yr) — negative. Per door: $-135/mo.
• To cash-flow at today's rent, offer at most $602k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $527k (24.7% below list).
• Recommended offer: $527k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 9.9% in Jackson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); Bailey Middle Apac School (math 46% / reading 62%, grade B-, #18 of 179 statewide, top 10%, 247 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 (+13.6%/yr); 121 active listings in the ZIP; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $5,268/mo this rent would consume 209% of the median local household income ($30k/yr) (locally 1099% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $75k of equity ($5k loan paydown + $70k appreciation (10.0% local appreciation)).
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$120k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($690k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $526,800 (24.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.75% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.87×
• Total profit: $366,115
• Equity at exit: $630,615

10-year hold

• IRR: 21.7%
• Equity multiple: 7.03×
• Total profit: $1,181,125
• Equity at exit: $1,359,946

Cash invested: $196,000 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 55.4×

Monthly cashflow live

• Estimated rent: $5,268 high
• Mortgage (P&I): −$3,671
• Tax est. 1.5%: −$875 /mo · $10,500/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,106
• Net cashflow: $-676

Break-even live

Break-even rent $6,123

Max offer price $602,207

Occupancy floor —

Sensitivity live

Price	-10% $-192	-5% $-434	+0% $-676	+5% $-918	+10% $-1,160
Rent	-10% $-1,092	-5% $-884	+0% $-676	+5% $-468	+10% $-260
Rate	-1.0pp $-323	-0.5pp $-498	base $-676	+0.5pp $-857	+1.0pp $-1,042

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	—	$5,270
Total (5 units)			$5,268

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $700,000 Active 25 DOM
2. 2026-06-18
   days on market $700,000 Active 22 DOM
3. 2026-06-17
   days on market $700,000 Active 21 DOM
4. 2026-06-16
   days on market $700,000 Active 20 DOM
5. 2026-06-15
   days on market $700,000 Active 19 DOM
6. 2026-06-14
   days on market $700,000 Active 17 DOM
7. 2026-06-13
   days on market $700,000 Active 16 DOM
8. 2026-06-10
   days on market $700,000 Active 14 DOM
9. 2026-06-09
   days on market $700,000 Active 13 DOM
10. 2026-06-08
    days on market $700,000 Active 12 DOM
11. 2026-06-07
    days on market $700,000 Active 11 DOM
12. 2026-06-05
    days on market $700,000 Active 8 DOM
13. 2026-06-03
    days on market $700,000 Active 7 DOM
14. 2026-06-02
    days on market $700,000 Active 6 DOM
15. 2026-06-01
    days on market $700,000 Active 5 DOM
16. 2026-05-31
    days on market $700,000 Active 4 DOM
17. 2026-05-30
    days on market $700,000 Active 3 DOM
18. 2026-05-27
    listed $700,000 Active

ⓘ 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

• 🌡 Heat 6/10 Major
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $63,216
• − Mortgage interest: −$39,211
• − Property taxes: −$10,500
• − Insurance: −$3,500
• − Repairs & maintenance: −$5,057
• − Management: −$5,057
• − Depreciation: −$20,364
• Taxable loss: −$20,473
• Est. tax savings @ 24.0%: +$4,914
• After-tax cash flow: $-3,196/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): 13,249
• Household income: $30,237
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 1099.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 4% Hispanic / Latino 3%
• Foreign-born: 2% · 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: ▲ 17.25%
• Current HPI: 233.9061
• Rent YoY: ▲ 13.56%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-27 Listed $700,000 MLSU