1325 Fourth Ave · Jackson, MS 39209

$71,000

2 bd · 2.0 ba · 1,222 sqft · SingleFamily public records · 426 Days on market

Built 1946 6,098 sqft lot $58/sqft · 111% above area ↓ 5% since listing

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Turnkey Investment Opportunity - Income-Producing Property! This well-maintained 2-bedroom, 2-bathroom home is a great addition to any investment portfolio. Currently tenant-occupied and generating steady rental income, this property offers immediate cash flow and long-term value. Inside, you'll find a functional layout with two spacious bedrooms, each with convenient access to a full bathroom—ideal for tenant comfort and retention. The property is located in a desirable area with strong rental demand, making it a reliable and low-maintenance investment. Highlights: Tenant in place - income from day one Two full bathrooms for added tenant appeal Great location with consistent rental demand Whether you're expanding your portfolio or just getting started, this property offers the perfect opportunity for passive income. Schedule a private tour today!

Key facts

• 6,098 sq ft lot
• 2 parking spots
• Built 1946

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($940 rent vs $71k).
• Recommended offer: $62k (12.0% 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: 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: 165 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 31% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($491 loan paydown + $7k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 426 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $62,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 426 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.75%
• DSCR: 1.79
• GRM: 6.3

CMA / ARV

• ARV (median comp): $33,664
• List price: $71,000
• Delta: 110.91%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1441 Central St	0.22mi	3/2.0 (+1)	1,260 (+3%)	7mo	$82,900	$66	74
148 Princeton St	0.49mi	3/1.0 (+1)	1,125 (-8%)	16mo	$82,000	$73	42
1997 Central St	0.72mi	3/3.0 (+1)	1,103 (-10%)	7mo	$69,500	$63	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.5%
• Equity multiple: 3.89×
• Total profit: $57,387
• Equity at exit: $63,962

10-year hold

• IRR: 32.2%
• Equity multiple: 8.76×
• Total profit: $154,243
• Equity at exit: $137,937

Cash invested: $19,880 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $940 high
• Mortgage (P&I): −$372
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $294

Break-even live

Break-even rent $568

Max offer price $71,000

Occupancy floor 64%

Sensitivity live

Price	-10% $334	-5% $314	+0% $294	+5% $274	+10% $254
Rent	-10% $220	-5% $257	+0% $294	+5% $331	+10% $368
Rate	-1.0pp $330	-0.5pp $312	base $294	+0.5pp $276	+1.0pp $257

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 First Ave Jackson, MS	2.0	1.0	800	$725	$0.91	25d	1	0.22mi
137 Sivley Ave Jackson, MS	3.0	1.0	1288	$1,000	$0.78	22d	1	0.29mi
1633 Robinson St Unit 1633 Jackson, MS	1.0	1.0	875	$775	$0.89	15d	1	0.33mi
1647 Robinson St Unit B Jackson, MS	1.0	1.0	900	$850	$0.94	15d	1	0.36mi
255 S Prentiss St Jackson, MS	2.0	1.0	729	$1,000	$1.37	45d	1	0.37mi
1711 Robinson St Jackson, MS	2.0	1.0	800	$800	$1.00	25d	1	0.42mi
209 Poindexter St Jackson, MS	2.0	2.0	1075	$825	$0.77	45d	1	0.48mi
1818 Saint Charles St Jackson, MS	3.0	1.0	983	$995	$1.01	45d	1	0.66mi
1225 Bailey Ave Jackson, MS	2.0	1.0	990	$750	$0.76	45d	1	0.99mi
102 N Mill St Jackson, MS	1.0	1.0	687	$1,310	$1.91	15d	5	1.02mi
2157 Ludlow Ave Unit Na Jackson, MS	3.0	2.0	1123	$1,450	$1.29	15d	1	1.21mi
2157 Ludlow Ave Jackson, MS	3.0	2.0	1123	$1,300	$1.16	45d	1	1.21mi
308 E Pearl St Jackson, MS	1.0	1.5	1396	$1,550	$1.11	45d	1	1.44mi

Listing history 24 events

1. 2026-06-18
   days on market $71,000 Active 426 DOM
2. 2026-06-17
   days on market $71,000 Active 425 DOM
3. 2026-06-16
   days on market $71,000 Active 424 DOM
4. 2026-06-15
   days on market $71,000 Active 423 DOM
5. 2026-06-14
   days on market $71,000 Active 421 DOM
6. 2026-06-13
   days on market $71,000 Active 420 DOM
7. 2026-06-10
   days on market $71,000 Active 418 DOM
8. 2026-06-09
   days on market $71,000 Active 417 DOM
9. 2026-06-08
   days on market $71,000 Active 416 DOM
10. 2026-06-07
    days on market $71,000 Active 415 DOM
11. 2026-06-05
    days on market $71,000 Active 412 DOM
12. 2026-06-03
    days on market $71,000 Active 411 DOM
13. 2026-06-02
    days on market $71,000 Active 410 DOM
14. 2026-06-01
    days on market $71,000 Active 409 DOM
15. 2026-05-31
    days on market $71,000 Active 408 DOM
16. 2026-05-30
    days on market $71,000 Active 407 DOM
17. 2026-04-20
    price $71,000 870-char remark

    Show marketing remark (870 chars)

    Turnkey Investment Opportunity - Income-Producing Property! This well-maintained 2-bedroom, 2-bathroom home is a great addition to any investment portfolio. Currently tenant-occupied and generating steady rental income, this property offers immediate cash flow and long-term value. Inside, you'll find a functional layout with two spacious bedrooms, each with convenient access to a full bathroom—ideal for tenant comfort and retention. The property is located in a desirable area with strong rental demand, making it a reliable and low-maintenance investment. Highlights: Tenant in place - income from day one Two full bathrooms for added tenant appeal Great location with consistent rental demand Whether you're expanding your portfolio or just getting started, this property offers the perfect opportunity for passive income. Schedule a private tour today!

18. 2025-10-20
    price $74,000 870-char remark

    Show marketing remark (870 chars)

    Turnkey Investment Opportunity - Income-Producing Property! This well-maintained 2-bedroom, 2-bathroom home is a great addition to any investment portfolio. Currently tenant-occupied and generating steady rental income, this property offers immediate cash flow and long-term value. Inside, you'll find a functional layout with two spacious bedrooms, each with convenient access to a full bathroom—ideal for tenant comfort and retention. The property is located in a desirable area with strong rental demand, making it a reliable and low-maintenance investment. Highlights: Tenant in place - income from day one Two full bathrooms for added tenant appeal Great location with consistent rental demand Whether you're expanding your portfolio or just getting started, this property offers the perfect opportunity for passive income. Schedule a private tour today!

19. 2025-04-18
    listed $75,000 Active 870-char remark

    Show marketing remark (870 chars)

    Turnkey Investment Opportunity - Income-Producing Property! This well-maintained 2-bedroom, 2-bathroom home is a great addition to any investment portfolio. Currently tenant-occupied and generating steady rental income, this property offers immediate cash flow and long-term value. Inside, you'll find a functional layout with two spacious bedrooms, each with convenient access to a full bathroom—ideal for tenant comfort and retention. The property is located in a desirable area with strong rental demand, making it a reliable and low-maintenance investment. Highlights: Tenant in place - income from day one Two full bathrooms for added tenant appeal Great location with consistent rental demand Whether you're expanding your portfolio or just getting started, this property offers the perfect opportunity for passive income. Schedule a private tour today!

20. 2024-12-08
    historical $850
21. 2024-07-12
    listed $850
22. 2023-06-28
    soldstatus
23. 1998-03-27
    soldstatus
24. 1991-05-07
    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: $560 · $47/mo
• Projected year-2 tax: $561 · $47/mo
• Expected delta: +$1/yr ($0/mo · 0.2%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,280
• − Mortgage interest: −$3,977
• − Property taxes: −$560
• − Insurance: −$355
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$2,065
• Taxable income: $2,518
• Est. tax owed @ 24.0%: −$604
• After-tax cash flow: $2,925/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-5.3% since first listed

8 events — show timeline

• 2026-04-20 Price Changed $71,000 MLSU
• 2025-10-20 Price Changed $74,000 MLSU
• 2025-04-18 Listed $75,000 MLSU
• 2024-12-08 Rental Removed $850 BUILDIUM
• 2024-07-12 Listed for Rent $850 BUILDIUM
• 2023-06-28 Sold (Public Records) — Public Records
• 1998-03-27 Sold (Public Records) — Public Records
• 1991-05-07 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $560 · -0.3% YoY. Source: county tax records.