1513 David Dr · Jackson, MS 39204

$10,000

3 bd · 2.0 ba · 1,304 sqft · SingleFamily public records · 157 Days on market

Built 1959 0.25 ac lot $8/sqft · 79% below area ↓ 56% since listing

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

This 3-bedroom, 2-bath home presents a great opportunity for renovation or investment. Conveniently located near schools and shopping, the property offers accessibility and potential for future improvements. Buyer to verify all details deemed important.

Key facts

• 0.25 acre lot
• Garage
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $9k (12.0% below list) — sets the bar for market timing.
• Cap rate 110.1% 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: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $1,206/mo this rent would consume 48% 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 $1k of equity ($69 loan paydown + $1k 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 + 8.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($9k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1959 — 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 $8,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 12.06% ✓
• Cap rate: 110.05%
• Cash-on-cash: 370.58%
• DSCR: 17.49
• GRM: 0.7

CMA / ARV

• ARV (median comp): $47,718
• List price: $10,000
• Delta: -79.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1549 David Dr	0.13mi	3/2.0	1,274 (-2%)	13mo	$26,500	$21	79
5145 Gault St	0.26mi	3/2.0	1,180 (-10%)	2mo	$89,000	$75	71
1544 Luter Ln	0.11mi	3/2.0	1,223 (-6%)	18mo	$84,500	$69	70
5505 Delmonico Drive Dr	0.46mi	3/1.5	1,400 (+7%)	10mo	$37,500	$27	56
1530 Burton St	0.11mi	3/1.5	1,112 (-15%)	18mo	$58,000	$52	53
1032 Capri Circle Cir	0.61mi	3/1.5	1,224 (-6%)	14mo	$40,000	$33	48
4429 Jackson Hwy	0.67mi	3/2.0	1,381 (+6%)	17mo	$32,250	$23	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 24.90×
• Total profit: $66,920
• Equity at exit: $9,009

10-year hold

• IRR: —
• Equity multiple: 61.57×
• Total profit: $169,606
• Equity at exit: $19,428

Cash invested: $2,800 (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 →

ZIP-level market 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,206 high
• Mortgage (P&I): −$52
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $865

Break-even live

Break-even rent $111

Max offer price $10,000

Occupancy floor 23%

Sensitivity live

Price	-10% $870	-5% $868	+0% $865	+5% $862	+10% $859
Rent	-10% $769	-5% $817	+0% $865	+5% $912	+10% $960
Rate	-1.0pp $870	-0.5pp $867	base $865	+0.5pp $862	+1.0pp $859

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1816 Kenmore Dr Jackson, MS	3.0	2.0	1000	$1,000	$1.00	24d	1	1.08mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	44d	1	1.17mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	24d	1	1.17mi
5501 US-80 Jackson, MS	3.0	2.0	1349	$1,231	$0.91	45d	1	1.26mi
5501 US-80 Jackson, MS	2.0	2.0	1089	$1,073	$0.99	44d	1	1.26mi
5501 US-80 Jackson, MS	3.0	2.0	1349	$1,231	$0.91	14d	1	1.26mi
2010 Chadwick Dr Jackson, MS	3.0	2.0	1275	$1,145	$0.90	44d	1	1.43mi
2010 Chadwick Dr Jackson, MS	2.0	2.0	1089	$1,174	$1.08	14d	1	1.43mi
2119 Woodland Way Jackson, MS	2.0	2.0	880	$965	$1.10	21d	1	1.44mi
2119 Woodland Way Jackson, MS	3.0	2.0	1000	$1,155	$1.16	45d	1	1.44mi

Listing history 23 events

1. 2026-06-18
   days on market $10,000 Active 157 DOM
2. 2026-06-17
   days on market $10,000 Active 156 DOM
3. 2026-06-16
   pricedays on market $10,000 Active 155 DOM
4. 2026-06-15
   days on market $12,500 Active 154 DOM
5. 2026-06-14
   days on market $12,500 Active 152 DOM
6. 2026-06-13
   days on market $12,500 Active 151 DOM
7. 2026-06-10
   days on market $12,500 Active 149 DOM
8. 2026-06-09
   days on market $12,500 Active 148 DOM
9. 2026-06-08
   days on market $12,500 Active 147 DOM
10. 2026-06-07
    days on market $12,500 Active 146 DOM
11. 2026-06-05
    days on market $12,500 Active 143 DOM
12. 2026-06-03
    days on market $12,500 Active 142 DOM
13. 2026-06-02
    days on market $12,500 Active 141 DOM
14. 2026-06-01
    days on market $12,500 Active 140 DOM
15. 2026-05-31
    days on market $12,500 Active 139 DOM
16. 2026-05-30
    days on market $12,500 Active 138 DOM
17. 2026-05-15
    price $12,500 253-char remark

    Show marketing remark (253 chars)

    This 3-bedroom, 2-bath home presents a great opportunity for renovation or investment. Conveniently located near schools and shopping, the property offers accessibility and potential for future improvements. Buyer to verify all details deemed important.

18. 2026-04-15
    price $17,500 253-char remark

    Show marketing remark (253 chars)

    This 3-bedroom, 2-bath home presents a great opportunity for renovation or investment. Conveniently located near schools and shopping, the property offers accessibility and potential for future improvements. Buyer to verify all details deemed important.

19. 2026-03-16
    price $19,900 253-char remark

    Show marketing remark (253 chars)

    This 3-bedroom, 2-bath home presents a great opportunity for renovation or investment. Conveniently located near schools and shopping, the property offers accessibility and potential for future improvements. Buyer to verify all details deemed important.

20. 2026-02-13
    price $24,900 253-char remark

    Show marketing remark (253 chars)

    This 3-bedroom, 2-bath home presents a great opportunity for renovation or investment. Conveniently located near schools and shopping, the property offers accessibility and potential for future improvements. Buyer to verify all details deemed important.

21. 2026-01-12
    listed $28,500 Active 253-char remark

    Show marketing remark (253 chars)

    This 3-bedroom, 2-bath home presents a great opportunity for renovation or investment. Conveniently located near schools and shopping, the property offers accessibility and potential for future improvements. Buyer to verify all details deemed important.

22. 1997-11-20
    soldstatus
23. 1978-12-29
    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: $375 · $31/mo
• Projected year-2 tax: $375 · $31/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 2/10 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: $14,469
• − Mortgage interest: −$560
• − Property taxes: −$375
• − Insurance: −$50
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$291
• Taxable income: $10,878
• Est. tax owed @ 24.0%: −$2,611
• After-tax cash flow: $7,766/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

-56.1% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $12,500 MLSU
• 2026-04-15 Price Changed $17,500 MLSU
• 2026-03-16 Price Changed $19,900 MLSU
• 2026-02-13 Price Changed $24,900 MLSU
• 2026-01-12 Listed $28,500 MLSU
• 1997-11-20 Sold (Public Records) — Public Records
• 1978-12-29 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2025): $375 · +3.5% YoY. Source: county tax records.