1616 Gibraltar Dr · Jackson, MS 39204

$55,000

4 bd · 2.5 ba · 1,607 sqft · SingleFamily · 87 Days on market

Built 1956 Fair condition 10,454 sqft lot $34/sqft · 21% above area Est $45k · 21% 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 +2.2/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Great investor opportunity in the heart of Jackson! This 4-bedroom, 3-bathroom home offers plenty of space and potential. Features include a covered carport and a large backyard. Conveniently located less than 5 minutes from Highway 80 and I-20 for easy access to the metro area. Property is being sold as-is and is perfect for investors or buyers looking to renovate and add value.

Key facts

• 0.24 acre lot
• 2 parking spots
• Built 1956

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.0% 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: 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: Bates Elementary School (math 7% / reading 18%, grade F, #293 of 375 statewide, top 79%, 430 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: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,332/mo this rent would consume 53% 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 $6k of equity ($380 loan paydown + $6k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 87 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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 1956 — 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. 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: 2.42% ✓
• Cap rate: 20.95%
• Cash-on-cash: 52.35%
• DSCR: 3.33
• GRM: 3.4

CMA / ARV

• ARV (median comp): $45,340
• List price: $55,000
• Delta: 21.31%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5020 Barrier Pl	0.44mi	3/2.0 (-1)	1,688 (+5%)	12mo	$94,500	$56	54
5042 Lurline Dr	0.50mi	4/2.0	1,796 (+12%)	16mo	$89,999	$50	41

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: 69.5%
• Equity multiple: 6.18×
• Total profit: $79,802
• Equity at exit: $49,548

10-year hold

• IRR: 65.2%
• Equity multiple: 15.21×
• Total profit: $218,827
• Equity at exit: $106,853

Cash invested: $15,400 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $672

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 45%

Sensitivity live

Price	-10% $710	-5% $691	+0% $672	+5% $653	+10% $634
Rent	-10% $567	-5% $619	+0% $672	+5% $724	+10% $777
Rate	-1.0pp $700	-0.5pp $686	base $672	+0.5pp $658	+1.0pp $643

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2010 Chadwick Dr Jackson, MS	3.0	2.0	1275	$1,145	$0.90	45d	1	0.34mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	16d	1	0.71mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	16d	1	0.95mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	25d	1	1.44mi

Listing history 18 events

1. 2026-06-22
   days on market $55,000 Active 87 DOM
2. 2026-06-18
   days on market $55,000 Active 84 DOM
3. 2026-06-17
   days on market $55,000 Active 83 DOM
4. 2026-06-16
   days on market $55,000 Active 82 DOM
5. 2026-06-15
   days on market $55,000 Active 81 DOM
6. 2026-06-14
   days on market $55,000 Active 79 DOM
7. 2026-06-13
   days on market $55,000 Active 78 DOM
8. 2026-06-10
   days on market $55,000 Active 76 DOM
9. 2026-06-09
   days on market $55,000 Active 75 DOM
10. 2026-06-08
    days on market $55,000 Active 74 DOM
11. 2026-06-07
    days on market $55,000 Active 73 DOM
12. 2026-06-05
    days on market $55,000 Active 70 DOM
13. 2026-06-03
    days on market $55,000 Active 69 DOM
14. 2026-06-02
    days on market $55,000 Active 68 DOM
15. 2026-06-01
    days on market $55,000 Active 67 DOM
16. 2026-05-31
    days on market $55,000 Active 66 DOM
17. 2026-05-30
    days on market $55,000 Active 65 DOM
18. 2026-03-26
    listed $55,000 Active 382-char remark

    Show marketing remark (382 chars)

    Great investor opportunity in the heart of Jackson! This 4-bedroom, 3-bathroom home offers plenty of space and potential. Features include a covered carport and a large backyard. Conveniently located less than 5 minutes from Highway 80 and I-20 for easy access to the metro area. Property is being sold as-is and is perfect for investors or buyers looking to renovate and add value.

ⓘ 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 7/10 Severe
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,979
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$1,600
• Taxable income: $7,641
• Est. tax owed @ 24.0%: −$1,834
• After-tax cash flow: $6,228/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include exterior siding, interior paint, kitchen cabinets, and bathroom fixtures.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major interior paint — Worn and peeling
• Major kitchen cabinets — Old and outdated
• Major bathroom fixtures — Small and outdated

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet — New carpet improves comfort and adds value
• Both Upgrade kitchen cabinets — Modern cabinets increase functionality and appeal
• Both Replace bathroom fixtures — New fixtures improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior paint · Worn and peeling	Major	$15,000–50,000
kitchen cabinets · Old and outdated	Major	$15,000–50,000
bathroom fixtures · Small and outdated	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet — New carpet improves comfort and adds value ↑
• Both Upgrade kitchen cabinets — Modern cabinets increase functionality and appeal ↑
• Both Replace bathroom fixtures — New fixtures improve functionality and aesthetics ↑

ⓘ 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: 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

1 event — show timeline

• 2026-03-26 Listed $55,000 MLSU