704 E Jackson Rd · Union, MS 39365

$45,000

2 bd · 1.0 ba · 900 sqft · SingleFamily · 354 Days on market

Built 1960 Poor condition ↓ 22% since listing

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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
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY IN DOWNTOWN UNION MISSISSIPPI!! This 900 sqft home consist of one nice size bedroom and one office/bedroom with nice size kitchen and living area. GREAT INVESTMENT OPPORTUNITY!! This home is currently occupied with a tenant. Seller would love to sell this home and the home next door that currently has a tenant renting part of the home. Seller offering package deal for $114,999.00 GREAT CHANCE TO OWN TWO INCOME PRODUCING PROPERTIES!! Call today to schedule a tour. Please allow 24 hour notice.Property may be zoned commercial if buyer desired.

Key facts

• 8,712 sq ft lot
• Built 1960
• Listed 354 days

🏢 Co-op / cooperative unit. The $45,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($845 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#137 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Union Public School District (rural): math 60% / reading 47% proficiency, ranked #8 of 130 in MS (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; 3 units permitted in Newton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($311 loan paydown + $4k appreciation (10.0% local appreciation)).
• Newton County population projected to shrink 10% 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, 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 354 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $13k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 354 days. Have you received any prior offers? Is the seller open to a 12% 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.88% ✓
• Cap rate: 15.80%
• Cash-on-cash: 33.95%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (median comp): $77,178
• List price: $45,000
• Delta: -41.69%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 50.3%
• Equity multiple: 4.75×
• Total profit: $47,224
• Equity at exit: $40,540

10-year hold

• IRR: 44.0%
• Equity multiple: 10.62×
• Total profit: $121,238
• Equity at exit: $87,425

Cash invested: $12,600 (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 39365

• Active inventory: 15
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $845 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $356

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 53%

Sensitivity live

Price	-10% $388	-5% $372	+0% $356	+5% $341	+10% $325
Rent	-10% $290	-5% $323	+0% $356	+5% $390	+10% $423
Rate	-1.0pp $379	-0.5pp $368	base $356	+0.5pp $345	+1.0pp $333

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $45,000 Active 354 DOM
2. 2026-06-18
   days on market $45,000 Active 352 DOM
3. 2026-06-17
   days on market $45,000 Active 351 DOM
4. 2026-06-16
   days on market $45,000 Active 350 DOM
5. 2026-06-15
   days on market $45,000 Active 349 DOM
6. 2026-06-13
   days on market $45,000 Active 347 DOM
7. 2026-06-12
   days on market $45,000 Active 346 DOM
8. 2026-06-09
   days on market $45,000 Active 343 DOM
9. 2026-06-08
   days on market $45,000 Active 342 DOM
10. 2026-06-07
    days on market $45,000 Active 341 DOM
11. 2026-06-07
    days on market $45,000 Active 340 DOM
12. 2026-06-04
    days on market $45,000 Active 337 DOM
13. 2026-06-02
    days on market $45,000 Active 336 DOM
14. 2026-06-01
    days on market $45,000 Active 335 DOM
15. 2026-05-31
    days on market $45,000 Active 334 DOM
16. 2026-02-27
    status Active 660-char remark

    Show marketing remark (660 chars)

    Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY IN DOWNTOWN UNION MISSISSIPPI!! This 900 sqft home consist of one nice size bedroom and one office/bedroom with nice size kitchen and living area. GREAT INVESTMENT OPPORTUNITY!! This home is currently occupied with a tenant. Seller would love to sell this home and the home next door that currently has a tenant renting part of the home. Seller offering package deal for $114,999.00 GREAT CHANCE TO OWN TWO INCOME PRODUCING PROPERTIES!! Call today to schedule a tour. Please allow 24 hour notice.Property may be zoned commercial if buyer desired.

17. 2026-01-25
    price $45,000 660-char remark

    Show marketing remark (660 chars)

    Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY IN DOWNTOWN UNION MISSISSIPPI!! This 900 sqft home consist of one nice size bedroom and one office/bedroom with nice size kitchen and living area. GREAT INVESTMENT OPPORTUNITY!! This home is currently occupied with a tenant. Seller would love to sell this home and the home next door that currently has a tenant renting part of the home. Seller offering package deal for $114,999.00 GREAT CHANCE TO OWN TWO INCOME PRODUCING PROPERTIES!! Call today to schedule a tour. Please allow 24 hour notice.Property may be zoned commercial if buyer desired.

18. 2025-12-03
    price $50,000 660-char remark

    Show marketing remark (660 chars)

    Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY IN DOWNTOWN UNION MISSISSIPPI!! This 900 sqft home consist of one nice size bedroom and one office/bedroom with nice size kitchen and living area. GREAT INVESTMENT OPPORTUNITY!! This home is currently occupied with a tenant. Seller would love to sell this home and the home next door that currently has a tenant renting part of the home. Seller offering package deal for $114,999.00 GREAT CHANCE TO OWN TWO INCOME PRODUCING PROPERTIES!! Call today to schedule a tour. Please allow 24 hour notice.Property may be zoned commercial if buyer desired.

19. 2025-08-12
    status Active 660-char remark

    Show marketing remark (660 chars)

    Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY IN DOWNTOWN UNION MISSISSIPPI!! This 900 sqft home consist of one nice size bedroom and one office/bedroom with nice size kitchen and living area. GREAT INVESTMENT OPPORTUNITY!! This home is currently occupied with a tenant. Seller would love to sell this home and the home next door that currently has a tenant renting part of the home. Seller offering package deal for $114,999.00 GREAT CHANCE TO OWN TWO INCOME PRODUCING PROPERTIES!! Call today to schedule a tour. Please allow 24 hour notice.Property may be zoned commercial if buyer desired.

20. 2025-04-24
    status Pending 660-char remark

    Show marketing remark (660 chars)

    Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY IN DOWNTOWN UNION MISSISSIPPI!! This 900 sqft home consist of one nice size bedroom and one office/bedroom with nice size kitchen and living area. GREAT INVESTMENT OPPORTUNITY!! This home is currently occupied with a tenant. Seller would love to sell this home and the home next door that currently has a tenant renting part of the home. Seller offering package deal for $114,999.00 GREAT CHANCE TO OWN TWO INCOME PRODUCING PROPERTIES!! Call today to schedule a tour. Please allow 24 hour notice.Property may be zoned commercial if buyer desired.

21. 2025-04-24
    historical 660-char remark

    Show marketing remark (660 chars)

    Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY IN DOWNTOWN UNION MISSISSIPPI!! This 900 sqft home consist of one nice size bedroom and one office/bedroom with nice size kitchen and living area. GREAT INVESTMENT OPPORTUNITY!! This home is currently occupied with a tenant. Seller would love to sell this home and the home next door that currently has a tenant renting part of the home. Seller offering package deal for $114,999.00 GREAT CHANCE TO OWN TWO INCOME PRODUCING PROPERTIES!! Call today to schedule a tour. Please allow 24 hour notice.Property may be zoned commercial if buyer desired.

22. 2025-02-26
    status Active 660-char remark

    Show marketing remark (660 chars)

    Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY IN DOWNTOWN UNION MISSISSIPPI!! This 900 sqft home consist of one nice size bedroom and one office/bedroom with nice size kitchen and living area. GREAT INVESTMENT OPPORTUNITY!! This home is currently occupied with a tenant. Seller would love to sell this home and the home next door that currently has a tenant renting part of the home. Seller offering package deal for $114,999.00 GREAT CHANCE TO OWN TWO INCOME PRODUCING PROPERTIES!! Call today to schedule a tour. Please allow 24 hour notice.Property may be zoned commercial if buyer desired.

23. 2025-02-23
    historical 660-char remark

    Show marketing remark (660 chars)

    Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY IN DOWNTOWN UNION MISSISSIPPI!! This 900 sqft home consist of one nice size bedroom and one office/bedroom with nice size kitchen and living area. GREAT INVESTMENT OPPORTUNITY!! This home is currently occupied with a tenant. Seller would love to sell this home and the home next door that currently has a tenant renting part of the home. Seller offering package deal for $114,999.00 GREAT CHANCE TO OWN TWO INCOME PRODUCING PROPERTIES!! Call today to schedule a tour. Please allow 24 hour notice.Property may be zoned commercial if buyer desired.

24. 2024-11-13
    price $55,000 660-char remark

    Show marketing remark (660 chars)

    Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY IN DOWNTOWN UNION MISSISSIPPI!! This 900 sqft home consist of one nice size bedroom and one office/bedroom with nice size kitchen and living area. GREAT INVESTMENT OPPORTUNITY!! This home is currently occupied with a tenant. Seller would love to sell this home and the home next door that currently has a tenant renting part of the home. Seller offering package deal for $114,999.00 GREAT CHANCE TO OWN TWO INCOME PRODUCING PROPERTIES!! Call today to schedule a tour. Please allow 24 hour notice.Property may be zoned commercial if buyer desired.

25. 2024-08-23
    listed $57,600 Active 660-char remark

    Show marketing remark (660 chars)

    Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY IN DOWNTOWN UNION MISSISSIPPI!! This 900 sqft home consist of one nice size bedroom and one office/bedroom with nice size kitchen and living area. GREAT INVESTMENT OPPORTUNITY!! This home is currently occupied with a tenant. Seller would love to sell this home and the home next door that currently has a tenant renting part of the home. Seller offering package deal for $114,999.00 GREAT CHANCE TO OWN TWO INCOME PRODUCING PROPERTIES!! Call today to schedule a tour. Please allow 24 hour notice.Property may be zoned commercial if buyer desired.

26. 2024-05-01
    historical
27. 2023-10-16
    status Active
28. 2023-10-07
    historical
29. 2023-04-11
    listed $57,600 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: $10,138
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$811
• − Management: −$811
• − Depreciation: −$1,309
• Taxable income: $3,786
• Est. tax owed @ 24.0%: −$909
• After-tax cash flow: $3,369/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 · 7 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including painting, roof repair, and landscaping. It presents a significant investment opportunity with high potential for value appreciation.

Repairs flagged

• Major paint — Peeling paint on exterior
• Major roof — Signs of wear and tear
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both paint exterior — Fresh paint would improve curb appeal and home value
• Both repair roof — A new roof would significantly increase the home's value
• Both landscaping — A well-maintained yard would enhance curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · Peeling paint on exterior	Major	$15,000–50,000
roof · Signs of wear and tear	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Fresh paint would improve curb appeal and home value ↑
• Both repair roof — A new roof would significantly increase the home's value ↑
• Both landscaping — A well-maintained yard would enhance curb appeal and attract potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Union Public School District
• NCES district ID: 2804380
• Math proficiency: 60% ▼ -5.00%
• Reading proficiency: 47% ▼ -3.00%
• Median HH income: $33,570
• Composite: 44.18/100
• National rank: #2855
• State rank: #8 of 130 in MS

Livability — Union

• Score: 64/100
• State rank: #137
• US rank: #14616

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment F Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union, MS
• Population (ZIP): 7,976

Population outlook (Newton County) Hauer SSP2

• Today (2025): 21,329 people
• By 2030: 20,990 · -1.6%
• By 2040: 20,188 · -5.3%
• By 2050: 19,212 · -9.9%
• By 2075: 16,424 · -23.0%
• By 2100: 13,006 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 19% Two or more races 4%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.2%
• 2008→2024 swing: -9.2pp toward R · 2008: -34.1pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+38.5 2016: R+39.3 2012: R+31.4 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 55.17%
• Current HPI: 201.72
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-21.9% since first listed

14 events — show timeline

• 2026-02-27 Relisted — MLSU
• 2026-01-25 Price Changed $45,000 MLSU
• 2025-12-03 Price Changed $50,000 MLSU
• 2025-08-12 Relisted — MLSU
• 2025-04-24 Pending — MLSU
• 2025-04-24 Listing Removed — MLSU
• 2025-02-26 Relisted — MLSU
• 2025-02-23 Listing Removed — MLSU
• 2024-11-13 Price Changed $55,000 MLSU
• 2024-08-23 Listed $57,600 MLSU
• 2024-05-01 Listing Removed — MLSU
• 2023-10-16 Relisted — MLSU
• 2023-10-07 Listing Removed — MLSU
• 2023-04-11 Listed $57,600 MLSU