4328 Whitehall Ave · Jackson, MS 39209

$83,000

4 bd · 2.0 ba · 2,196 sqft · SingleFamily public records · 329 Days on market

Built 1955 10,454 sqft lot $38/sqft · 51% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

Great Investment Opportunity - Renovated 3BR/2BA Home featuring a blend of luxury vinyl plank and resurfaced original hardwood flooring, remodeled kitchen and bathrooms, and new fixtures throughout. A solid option for investors or buyers looking for a move-in ready property with modern updates.

Key facts

• Renovated home
• Luxury vinyl plank
• Remodeled kitchen

Tags

• RENOVATED HOME
• REMODELED KITCHEN
• REMODELED BATHROOMS
• NEW FIXTURES
• LUXURY VINYL PLANK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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: 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,479/mo this rent would consume 49% of the median local household income ($36k/yr) (locally 1627% 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 $9k of equity ($574 loan paydown + $8k 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 $23k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 329 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 1955 — 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 $73,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 329 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 1955 — 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: 1.78% ✓
• Cap rate: 14.56%
• Cash-on-cash: 29.54%
• DSCR: 2.31
• GRM: 4.7

CMA / ARV

• ARV (median comp): $167,770
• List price: $83,000
• Delta: -50.53%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3915 Faulk Blvd	0.67mi	4/2.0	1,969 (-10%)	5mo	$39,500	$20	48

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: 46.7%
• Equity multiple: 4.51×
• Total profit: $81,673
• Equity at exit: $74,773

10-year hold

• IRR: 40.6%
• Equity multiple: 10.12×
• Total profit: $211,936
• Equity at exit: $161,251

Cash invested: $23,240 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,479 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$126 /mo · $1,516/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $572

Break-even live

Break-even rent $755

Max offer price $83,000

Occupancy floor 56%

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	23d	1	1.30mi

Listing history 28 events

1. 2026-06-18
   days on market $83,000 Active 329 DOM
2. 2026-06-17
   days on market $83,000 Active 328 DOM
3. 2026-06-16
   days on market $83,000 Active 327 DOM
4. 2026-06-15
   days on market $83,000 Active 326 DOM
5. 2026-06-14
   days on market $83,000 Active 324 DOM
6. 2026-06-13
   days on market $83,000 Active 323 DOM
7. 2026-06-10
   days on market $83,000 Active 321 DOM
8. 2026-06-09
   days on market $83,000 Active 320 DOM
9. 2026-06-08
   days on market $83,000 Active 319 DOM
10. 2026-06-07
    days on market $83,000 Active 318 DOM
11. 2026-06-05
    days on market $83,000 Active 315 DOM
12. 2026-06-03
    days on market $83,000 Active 314 DOM
13. 2026-06-02
    days on market $83,000 Active 313 DOM
14. 2026-06-01
    days on market $83,000 Active 312 DOM
15. 2026-05-31
    days on market $83,000 Active 311 DOM
16. 2026-05-30
    days on market $83,000 Active 310 DOM
17. 2026-03-13
    price $83,000 295-char remark

    Show marketing remark (295 chars)

    Great Investment Opportunity - Renovated 3BR/2BA Home featuring a blend of luxury vinyl plank and resurfaced original hardwood flooring, remodeled kitchen and bathrooms, and new fixtures throughout. A solid option for investors or buyers looking for a move-in ready property with modern updates.

18. 2025-07-24
    listed $85,000 Active 295-char remark

    Show marketing remark (295 chars)

    Great Investment Opportunity - Renovated 3BR/2BA Home featuring a blend of luxury vinyl plank and resurfaced original hardwood flooring, remodeled kitchen and bathrooms, and new fixtures throughout. A solid option for investors or buyers looking for a move-in ready property with modern updates.

19. 2023-06-30
    soldstatus
20. 2011-04-04
    soldstatus 207-char remark

    Show marketing remark (207 chars)

    Take a look at this spacious 3 bedroom, 2 bath home! Conveniently located near restaurants and shopping. You don't want to miss this one! Great investment opportunity! This is a Fannie Mae HomePath property!

21. 2011-04-01
    soldstatus
22. 2010-10-07
    listed $9,900 207-char remark

    Show marketing remark (207 chars)

    Take a look at this spacious 3 bedroom, 2 bath home! Conveniently located near restaurants and shopping. You don't want to miss this one! Great investment opportunity! This is a Fannie Mae HomePath property!

23. 2007-11-14
    soldstatus
24. 2004-11-17
    soldstatus
25. 2004-11-16
    soldstatus
26. 2004-09-21
    listed $21,900
27. 2001-03-28
    soldstatus
28. 1965-04-08
    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: $1,516 · $126/mo
• Projected year-2 tax: $1,516 · $126/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 · 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: $17,745
• − Mortgage interest: −$4,649
• − Property taxes: −$1,516
• − Insurance: −$415
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$2,415
• Taxable income: $5,911
• Est. tax owed @ 24.0%: −$1,419
• After-tax cash flow: $5,446/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

+279.0% since first listed

12 events — show timeline

• 2026-03-13 Price Changed $83,000 MLSU
• 2025-07-24 Listed $85,000 MLSU
• 2023-06-30 Sold (Public Records) — Public Records
• 2011-04-04 Sold (MLS) — MLSU
• 2011-04-01 Sold (Public Records) — Public Records
• 2010-10-07 Listed $9,900 MLSU
• 2007-11-14 Sold (Public Records) — Public Records
• 2004-11-17 Sold (Public Records) — Public Records
• 2004-11-16 Sold (MLS) — MLSU
• 2004-09-21 Listed $21,900 MLSU
• 2001-03-28 Sold (Public Records) — Public Records
• 1965-04-08 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,516 · +2.1% YoY. Source: county tax records.