731 Chestnut St · Jackson, MS 39204

$70,000

2 bd · 2.0 ba · 1,566 sqft · SingleFamily public records · 36 Days on market

Built 2005 9,583 sqft lot $45/sqft · 51% above area Est $47k · 50% over

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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
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks

Investment opportunity in South Jackson. According to public records, this property is a single-family home offering approximately 3 bedrooms and 1 bathroom. Property is being sold as-is. Seller and listing agent have not personally inspected the interior of the property and make no representations or warranties regarding condition, dimensions, square footage, lease terms, or any information contained in the MLS. Buyer is responsible for independently verifying all information deemed important. Any lease documents currently available will be attached in the MLS. Showings require a minimum 24-hour notice to coordinate with tenants. Due to limited access, buyer is encouraged to submit any off

Key facts

• 9,583 sq ft lot
• Built 2005
• Listed 36 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Single-family residence (house); One-level
• Construction: Siding exterior; Slab foundation; Year built (owner reported)
• Exterior features: Shingle roof; City lot

Interior

• Kitchen: Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating (forced air); Central air conditioning
• Interior features: Refrigerator included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% 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: 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: Blackburn Middle School (math 9% / reading 11%, grade F, #152 of 179 statewide, top 88%, 614 students, 100% FRL); Jim Hill High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 908 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• This rent runs 44% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($484 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 + 8.0% 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 36 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.59% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.92%
• DSCR: 1.89
• GRM: 5.2

CMA / ARV

• ARV (median comp): $46,794
• List price: $70,000
• Delta: 49.59%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 42.1%
• Equity multiple: 4.31×
• Total profit: $64,809
• Equity at exit: $63,062

10-year hold

• IRR: 38.5%
• Equity multiple: 10.66×
• Total profit: $189,293
• Equity at exit: $135,995

Cash invested: $19,600 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$160 /mo · $1,923/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $325

Break-even live

Break-even rent $704

Max offer price $70,000

Occupancy floor 66%

Sensitivity live

Price	-10% $365	-5% $345	+0% $325	+5% $306	+10% $286
Rent	-10% $237	-5% $281	+0% $325	+5% $369	+10% $414
Rate	-1.0pp $361	-0.5pp $343	base $325	+0.5pp $307	+1.0pp $289

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Poindexter St Jackson, MS	2.0	2.0	1075	$825	$0.77	44d	1	0.73mi
308 E Pearl St Jackson, MS	1.0	1.5	1396	$1,550	$1.11	44d	1	1.02mi
137 Sivley Ave Jackson, MS	3.0	1.0	1288	$1,000	$0.78	22d	1	1.26mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	24d	1	1.38mi

Listing history 21 events

1. 2026-06-18
   days on market $70,000 Active 36 DOM
2. 2026-06-17
   days on market $70,000 Active 35 DOM
3. 2026-06-16
   days on market $70,000 Active 34 DOM
4. 2026-06-15
   days on market $70,000 Active 33 DOM
5. 2026-06-14
   days on market $70,000 Active 31 DOM
6. 2026-06-13
   days on market $70,000 Active 30 DOM
7. 2026-06-10
   days on market $70,000 Active 28 DOM
8. 2026-06-09
   days on market $70,000 Active 27 DOM
9. 2026-06-08
   days on market $70,000 Active 26 DOM
10. 2026-06-07
    days on market $70,000 Active 25 DOM
11. 2026-06-05
    days on market $70,000 Active 22 DOM
12. 2026-06-03
    days on market $70,000 Active 21 DOM
13. 2026-06-02
    days on market $70,000 Active 20 DOM
14. 2026-06-01
    days on market $70,000 Active 19 DOM
15. 2026-05-31
    days on market $70,000 Active 18 DOM
16. 2026-05-30
    days on market $70,000 Active 17 DOM
17. 2026-05-13
    listed $70,000 Active 762-char remark
18. 2024-12-05
    soldstatus
19. 2020-07-28
    soldstatus
20. 2006-12-07
    soldstatus
21. 2005-10-23
    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: $1,923 · $160/mo
• Projected year-2 tax: $1,923 · $160/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $13,396
• − Mortgage interest: −$3,921
• − Property taxes: −$1,923
• − Insurance: −$350
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$2,036
• Taxable income: $3,022
• Est. tax owed @ 24.0%: −$725
• After-tax cash flow: $3,179/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

5 events — show timeline

• 2026-05-13 Listed $70,000 MLSU
• 2024-12-05 Sold (Public Records) — Public Records
• 2020-07-28 Sold (Public Records) — Public Records
• 2006-12-07 Sold (Public Records) — Public Records
• 2005-10-23 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,923 · +3.3% YoY. Source: county tax records.