4328 Whitehall Ave · Jackson, MS 39209

$85,000

4 bd · 2.0 ba · 2,196 sqft · SingleFamily public records · 55 Days on market

Built 1955 Fair condition 10,454 sqft lot $39/sqft · 50% below area Est $169k · 50% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.9/10.0

Listing remarks MLS

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!

Key facts

• Income potential
• Updated kitchen
• Remodeled bathrooms

Tags

• LUXURY VINYL PLANK FLOORING
• REMODELED BATHROOMS
• UPDATED KITCHEN
• INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 9.5% 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: Van Winkle Elementary School (211 students, 100% FRL); Cardozo Middle School (math 5% / reading 10%, grade F, #168 of 179 statewide, top 94%, 625 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: 213 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).

Forward outlook

• In year one you build about $9k of equity ($588 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.70% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.84%
• DSCR: 2.19
• GRM: 4.9

CMA / ARV

• ARV (median comp): $168,932
• List price: $85,000
• Delta: -49.68%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3915 Faulk Blvd	0.67mi	4/2.0	1,969 (-10%)	8mo	$39,500	$20	45
568 Dryden Ave	1.22mi	4/2.0	1,790 (-18%)	2mo	$80,000	$45	38
3223 Copperfield St	0.95mi	3/3.0 (-1)	1,984 (-10%)	6mo	$46,200	$23	35
949 Terrace Ave	1.36mi	3/2.0 (-1)	1,881 (-14%)	2mo	$6,000	$3	34
1601 Raymond Rd	1.29mi	3/1.0 (-1)	2,044 (-7%)	15mo	$46,600	$23	32
125 Wingfield Ct	1.29mi	4/2.0	1,797 (-18%)	14mo	$77,000	$43	28
1564 Wingfield Dr	1.42mi	3/2.5 (-1)	2,340 (+7%)	26mo	$160,000	$68	27
5042 Lurline Dr	1.29mi	4/2.0	1,796 (-18%)	19mo	$89,999	$50	24
2910 Robinson	1.39mi	4/2.0	1,743 (-21%)	20mo	$104,999	$60	24
5020 Barrier Pl	1.30mi	3/2.0 (-1)	1,688 (-23%)	16mo	$94,500	$56	22
2064 Monaco St	1.46mi	4/2.0	1,670 (-24%)	22mo	$84,700	$51	21
4926 Robinson Rd	0.92mi	3/2.0 (-1)	2,613 (+19%)	19mo	$200,000	$77	20

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: 44.6%
• Equity multiple: 4.37×
• Total profit: $80,227
• Equity at exit: $76,575

10-year hold

• IRR: 38.6%
• Equity multiple: 9.81×
• Total profit: $209,665
• Equity at exit: $165,136

Cash invested: $23,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $70,000 ($41/sqft)
• Median days on market: 438 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +85.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39209

• Home prices YoY: 7.7%
• Active inventory: 213
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,443 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$126 /mo · $1,516/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $532

Break-even live

Break-even rent $769

Max offer price $85,000

Occupancy floor 58%

Sensitivity live

Price	-10% $580	-5% $556	+0% $532	+5% $508	+10% $484
Rent	-10% $418	-5% $475	+0% $532	+5% $589	+10% $646
Rate	-1.0pp $575	-0.5pp $554	base $532	+0.5pp $510	+1.0pp $488

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• 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	119d	1	1.30mi

Property features AI

Exterior

• Parking: CarportDriveway access1 carport space
• Utilities: Public waterPublic sewerElectricity connectedSewer connectedWater connected
• Home design: Single-family residenceHouse with one level
• Construction: Siding exteriorConventional foundationLiving area reported as 2,196 (per public records)
• Exterior features: Asphalt shingle roofLot approximately 0.24 acres (about 10,454 sq ft)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Updated/remodeled interior

Listing history 50 events

1. 2026-09-24
   days on market $85,000 Active 55 DOM
2. 2026-09-23
   days on market $85,000 Active 54 DOM
3. 2026-09-22
   days on market $85,000 Active 53 DOM
4. 2026-09-21
   days on market $85,000 Active 52 DOM
5. 2026-09-20
   days on market $85,000 Active 51 DOM
6. 2026-09-19
   days on market $85,000 Active 50 DOM
7. 2026-09-18
   days on market $85,000 Active 49 DOM
8. 2026-09-17
   days on market $85,000 Active 48 DOM
9. 2026-09-16
   days on market $85,000 Active 47 DOM
10. 2026-09-15
    days on market $85,000 Active 46 DOM
11. 2026-09-14
    days on market $85,000 Active 45 DOM
12. 2026-09-13
    days on market $85,000 Active 44 DOM
13. 2026-09-12
    days on market $85,000 Active 43 DOM
14. 2026-09-11
    days on market $85,000 Active 42 DOM
15. 2026-09-05
    days on market $85,000 Active 36 DOM
16. 2026-09-04
    days on market $85,000 Active 35 DOM
17. 2026-09-03
    days on market $85,000 Active 34 DOM
18. 2026-08-31
    days on market $85,000 Active 31 DOM
19. 2026-08-30
    days on market $85,000 Active 30 DOM
20. 2026-08-29
    days on market $85,000 Active 29 DOM
21. 2026-08-28
    days on market $85,000 Active 28 DOM
22. 2026-08-27
    days on market $85,000 Active 27 DOM
23. 2026-08-25
    days on market $85,000 Active 25 DOM
24. 2026-08-24
    days on market $85,000 Active 24 DOM
25. 2026-08-23
    days on market $85,000 Active 23 DOM
26. 2026-08-22
    days on market $85,000 Active 22 DOM
27. 2026-08-21
    days on market $85,000 Active 21 DOM
28. 2026-08-20
    days on market $85,000 Active 20 DOM
29. 2026-08-19
    days on market $85,000 Active 19 DOM
30. 2026-08-18
    days on market $85,000 Active 18 DOM
31. 2026-08-17
    days on market $85,000 Active 17 DOM
32. 2026-08-16
    days on market $85,000 Active 16 DOM
33. 2026-08-15
    days on market $85,000 Active 15 DOM
34. 2026-08-15
    days on market $85,000 Active 14 DOM
35. 2026-08-13
    days on market $85,000 Active 13 DOM
36. 2026-08-12
    days on market $85,000 Active 12 DOM
37. 2026-08-11
    days on market $85,000 Active 11 DOM
38. 2026-08-10
    days on market $85,000 Active 10 DOM
39. 2026-08-09
    days on market $85,000 Active 9 DOM
40. 2026-08-08
    days on market $85,000 Active 8 DOM
41. 2026-08-07
    days on market $85,000 Active 7 DOM
42. 2026-08-06
    days on market $85,000 Active 6 DOM
43. 2026-08-05
    days on market $85,000 Active 5 DOM
44. 2026-08-04
    days on market $85,000 Active 4 DOM
45. 2026-08-03
    days on market $85,000 Active 3 DOM
46. 2026-08-01
    remarks 468-char remark
47. 2026-08-01
    pricedays on marketlisting id $85,000 Active 1 DOM
48. 2026-07-29
    days on market $83,000 Active 370 DOM
49. 2026-07-27
    days on market $83,000 Active 368 DOM
50. 2026-07-25
    days on market $83,000 Active 366 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: $1,516 · $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: $17,313
• − Mortgage interest: −$4,761
• − Property taxes: −$1,516
• − Insurance: −$425
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$2,473
• Taxable income: $5,368
• Est. tax owed @ 24.0%: −$1,288
• After-tax cash flow: $5,099/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.

Condition & rehab AI · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $10,980–$32,940 screening

The home is in fair condition with cosmetic repairs needed, but significant work is required on the roof, siding, and landscaping to improve its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring laminate

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Hvac (hvac) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Major roof — Significant damage is visible in the satellite image.
• Major siding — The siding is peeling and the paint is chipping.
• Major landscaping — The landscaping is sparse and unkempt.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's curb appeal and overall condition, making it more attractive to potential buyers. ↑
• Both landscaping — A well-maintained and aesthetically pleasing landscape will improve the home's curb appeal and increase its rental value. ↑
• Both paint — Fresh paint will improve the home's appearance and make it more attractive to potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 9/100

Zoned Schools

Elementary Van Winkle Elementary School Middle Cardozo Middle School F MS #168/179 Nat'l #13,619/14,009 High Forest Hill High School F MS #168/197 Nat'l #15,975/17,239

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

C Composite livability gradescore 68/100

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 · 242,528 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: 14% of renters

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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%

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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%

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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

Property features AI

Exterior

• Parking: CarportDriveway access1 carport space
• Utilities: Public waterPublic sewerElectricity connectedSewer connectedWater connected
• Home design: Single-family residenceHouse with one level
• Construction: Siding exteriorConventional foundationLiving area reported as 2,196 (per public records)
• Exterior features: Asphalt shingle roofLot approximately 0.24 acres (about 10,454 sq ft)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Updated/remodeled interior

Price history

+288.1% since first listed

14 events — show timeline

• 2026-07-31 Listed $85,000 MLSU
• 2026-07-30 Listing Removed — MLSU
• 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.