235 Taft St · Jackson, MS 39202

$39,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 303 Days on market

Built 1957 2,613 sqft lot $46/sqft · 15% above area Est $34k · 15% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant-occupied 2-bedroom, 1-bath property with great potential. This home needs some TLC and is ideal for investors or buyers looking to add value. Conveniently located and currently generating rental income. Don't miss this value-add opportunity!

Key facts

• 2,613 sq ft lot
• Built 1957
• Listed 303 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.4% 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 (+5.9%/yr); 40 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 31% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 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 1957 — 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: 2.52% ✓
• Cap rate: 22.36%
• Cash-on-cash: 57.38%
• DSCR: 3.55
• GRM: 3.3

CMA / ARV

• ARV (median comp): $33,895
• List price: $39,000
• Delta: 15.06%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 N Lamar St	0.35mi	2/1.0	902 (+7%)	2mo	$75,000	$83	70
438 W Ash St	0.48mi	2/1.0	880 (+5%)	1mo	$17,500	$20	69
1003 Rondo St	0.59mi	2/1.0	850 (+1%)	6mo	$17,999	$21	66
357 Dewitt Ave	0.74mi	2/1.0	877 (+4%)	13mo	$43,950	$50	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.91% rent growth · sell at horizon

5-year hold

• IRR: 59.1%
• Equity multiple: 3.74×
• Total profit: $29,905
• Equity at exit: $5,815

10-year hold

• IRR: 64.9%
• Equity multiple: 8.49×
• Total profit: $81,798
• Equity at exit: $3,372

Cash invested: $10,920 (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 39202

• Home prices YoY: -23.3%
• Rents YoY: 5.9%
• Active inventory: 40
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $984 high
• Mortgage (P&I): −$205
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $522

Break-even live

Break-even rent $323

Max offer price $39,000

Occupancy floor 42%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 Bailey Ave Jackson, MS	2.0	1.0	990	$750	$0.76	43d	1	0.36mi
1505 N West St Jackson, MS	1.0	1.0	650	$780	$1.20	43d	1	0.54mi
1505 N West St Unit 110 Jackson, MS	1.0	1.0	700	$650	$0.93	21d	1	0.54mi
1505 N West St Unit 101 Jackson, MS	1.0	1.0	700	$650	$0.93	43d	1	0.54mi
803 N Congress St Unit D Jackson, MS	1.0	1.0	900	$900	$1.00	43d	1	0.55mi
814 N Congress St Unit 6 Jackson, MS	1.0	1.0	700	$1,175	$1.68	43d	1	0.58mi
814 N Congress St Unit 7 Jackson, MS	1.0	1.0	850	$1,175	$1.38	13d	1	0.58mi
905 N State St Jackson, MS	1.0	1.0	550	$900	$1.64	43d	1	0.65mi
721 N State St Jackson, MS	1.0	1.0	562	$882	$1.57	43d	4	0.73mi
950 North St Jackson, MS	2.0	1.0	1000	$1,295	$1.29	13d	1	0.77mi
731 N Jefferson St Jackson, MS	2.0	2.0	840	$944	$1.12	13d	3	0.88mi
949 Morningside St Jackson, MS	2.0	1.0	900	$965	$1.07	23d	1	0.92mi
850 N Jefferson St Jackson, MS	1.0–2.0	1.0–2.0	880	$1,099	$1.25	13d	4	0.93mi
948 Bellevue Pl Jackson, MS	2.0	1.0	750	$855	$1.14	13d	1	0.94mi
209 Poindexter St Jackson, MS	2.0	2.0	1075	$825	$0.77	43d	1	0.94mi
712 N Jefferson St Jackson, MS	1.0	1.0	600	$850	$1.42	13d	5	0.94mi
102 N Mill St Jackson, MS	1.0	1.0	687	$1,310	$1.91	13d	5	0.95mi
1313 Hazel St Unit 2 Jackson, MS	2.0	1.0	850	$995	$1.17	23d	1	0.98mi
1043 Carlisle St Jackson, MS	2.0	1.0	750	$905	$1.21	23d	1	0.99mi
1240 Lawnview Pl Jackson, MS	1.0–2.0	1.0	650	$845	$1.30	13d	13	1.02mi
810 Madison St Apt C Jackson, MS	1.0	1.0	750	$953	$1.27	43d	1	1.03mi
1204 First Ave Jackson, MS	2.0	1.0	800	$725	$0.91	23d	1	1.05mi
836 Riverview Dr Jackson, MS	2.0	1.5	945	$1,095	$1.16	23d	1	1.11mi
2566 Williamson Ave Jackson, MS	3.0	1.5	940	$1,150	$1.22	43d	1	1.16mi
2157 Ludlow Ave Jackson, MS	3.0	2.0	1123	$1,300	$1.16	43d	1	1.19mi
2157 Ludlow Ave Unit Na Jackson, MS	3.0	2.0	1123	$1,450	$1.29	13d	1	1.19mi
1140 Greymont Ave Unit C13 Jackson, MS	2.0	2.0	1050	$1,250	$1.19	43d	1	1.26mi
1140 Greymont Ave Jackson, MS	1.0–2.0	1.0–2.0	835	$1,250	$1.50	13d	6	1.26mi
1140 Greymont Ave Apt A14 Jackson, MS	1.0	1.0	800	$955	$1.19	43d	1	1.26mi
1140 Greymont Ave Apt C24 Jackson, MS	1.0	1.0	620	$940	$1.52	43d	1	1.26mi
255 S Prentiss St Jackson, MS	2.0	1.0	729	$1,000	$1.37	43d	1	1.34mi
1710 Lyncrest Ave Jackson, MS	1.0	1.0	850	$1,350	$1.59	43d	1	1.46mi
509 Lorenz Blvd Jackson, MS	2.0	1.0	850	$995	$1.17	23d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $39,000 Active 303 DOM
2. 2026-06-17
   days on market $39,000 Active 302 DOM
3. 2026-06-16
   days on market $39,000 Active 301 DOM
4. 2026-06-15
   days on market $39,000 Active 300 DOM
5. 2026-06-14
   days on market $39,000 Active 298 DOM
6. 2026-06-13
   days on market $39,000 Active 297 DOM
7. 2026-06-10
   days on market $39,000 Active 295 DOM
8. 2026-06-09
   days on market $39,000 Active 294 DOM
9. 2026-06-08
   days on market $39,000 Active 293 DOM
10. 2026-06-07
    days on market $39,000 Active 292 DOM
11. 2026-06-05
    days on market $39,000 Active 289 DOM
12. 2026-06-03
    days on market $39,000 Active 288 DOM
13. 2026-06-02
    days on market $39,000 Active 287 DOM
14. 2026-06-01
    days on market $39,000 Active 286 DOM
15. 2026-05-31
    days on market $39,000 Active 285 DOM
16. 2026-05-30
    days on market $39,000 Active 284 DOM
17. 2025-08-19
    listed $39,000 Active 248-char remark

    Show marketing remark (248 chars)

    Tenant-occupied 2-bedroom, 1-bath property with great potential. This home needs some TLC and is ideal for investors or buyers looking to add value. Conveniently located and currently generating rental income. Don't miss this value-add opportunity!

18. 2004-05-20
    soldstatus
19. 1992-02-04
    soldstatus
20. 1989-09-28
    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: $412 · $34/mo
• Projected year-2 tax: $412 · $34/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 · 20 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: $11,806
• − Mortgage interest: −$2,185
• − Property taxes: −$412
• − Insurance: −$195
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$1,135
• Taxable income: $5,991
• Est. tax owed @ 24.0%: −$1,438
• After-tax cash flow: $4,828/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): 6,832
• Household income: $38,554
• Rent vs Own: 67.5% rent · 32.5% own
• Severe rent burden: 628.0

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: Majority Black (54%)
• Race & ethnicity: Black 54% White 41% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% 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: ▼ -44.29%
• Current HPI: 145.4466
• Rent YoY: ▲ 5.91%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2025-08-19 Listed $39,000 MLSU
• 2004-05-20 Sold (Public Records) — Public Records
• 1992-02-04 Sold (Public Records) — Public Records
• 1989-09-28 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $412 · -0.5% YoY. Source: county tax records.