130 Cedars Of Lebanon Rd · Jackson, MS 39206

$89,000

2 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 90 Days on market

Built 1957 0.34 ac lot $78/sqft · 13% above area Est $79k · 13% 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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated 3 bedroom and 1 bath in North Jackson. Including an updated kitchen and bathroom. Just needs some TLC to get it back in rent ready condition. Call your agent today.

Key facts

• 0.34 acre lot
• Garage
• Built 1957

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% 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: 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 (+2.8%/yr); 119 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 34% of the median local income ($43k/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 $615 of loan paydown is wiped out by about $3k 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 + 2.8% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.37% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.11%
• DSCR: 1.76
• GRM: 6.1

CMA / ARV

• ARV (median comp): $78,883
• List price: $89,000
• Delta: 12.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Chatham Cir	0.26mi	3/1.5 (+1)	1,144 (+1%)	5mo	$83,000	$73	75
5517 Grafton St	0.34mi	3/1.0 (+1)	1,100 (-3%)	4mo	$100,000	$91	71
5440 Grafton St	0.34mi	3/1.0 (+1)	1,069 (-6%)	3mo	$79,900	$75	67
5542 Grafton St	0.40mi	3/1.0 (+1)	1,136 (+0%)	13mo	$83,000	$73	66
363 Reed Ave	0.48mi	3/1.0 (+1)	1,079 (-5%)	2mo	$65,000	$60	63
125 Camero Dr	0.58mi	3/1.5 (+1)	1,143 (+1%)	5mo	$89,900	$79	60
421 Benning Rd	0.65mi	3/1.0 (+1)	1,155 (+2%)	3mo	$74,900	$65	59
336 Cedars Of Lebanon Rd	0.42mi	3/1.0 (+1)	1,025 (-10%)	3mo	$35,000	$34	57
358 Reed Ave	0.48mi	3/1.0 (+1)	1,100 (-3%)	13mo	$115,900	$105	57
5620 Hearn St	0.42mi	3/1.0 (+1)	1,008 (-11%)	3mo	$74,900	$74	55
5729 Angle St	0.70mi	3/1.0 (+1)	1,281 (+13%)	2mo	$69,900	$55	39
610 Lawrence Rd	0.66mi	3/1.0 (+1)	1,302 (+15%)	4mo	$69,900	$54	36

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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.32×
• Total profit: $8,016
• Equity at exit: $13,270

10-year hold

• IRR: 17.3%
• Equity multiple: 2.42×
• Total profit: $35,330
• Equity at exit: $7,695

Cash invested: $24,920 (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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,221 high
• Mortgage (P&I): −$467
• Tax from tax record: −$106 /mo · $1,266/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $355

Break-even live

Break-even rent $771

Max offer price $89,000

Occupancy floor 66%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,100	$1.35	14d	1	0.34mi
425 Beasley Rd Jackson, MS	2.0	1.0–2.0	995	$885	$0.89	14d	3	0.77mi
229 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	23d	1	0.79mi
229 Lawrence Rd #229 Jackson, MS	2.0	1.0	840	$995	$1.18	44d	1	0.79mi
227 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	14d	2	0.79mi
227 Lawrence Rd #227 Jackson, MS	2.0	1.0	840	$995	$1.18	44d	1	0.79mi
227 Lawrence Rd Jackson, MS	1.0	1.0	840	$900	$1.07	23d	1	0.79mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	44d	1	0.88mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	0.89mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	14d	1	0.92mi
5155 Wayneland Dr Jackson, MS	1.0–2.0	1.0–2.0	905	$1,500	$1.66	23d	1	1.00mi
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	44d	1	1.01mi
492 E Beasley Rd Jackson, MS	1.0–3.0	1.0–2.0	1133	$1,338	$1.18	14d	8	1.15mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	1.21mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	44d	1	1.22mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$900	$0.86	14d	31	1.27mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	44d	1	1.48mi

Listing history 29 events

1. 2026-06-18
   days on market $89,000 Active 90 DOM
2. 2026-06-17
   days on market $89,000 Active 89 DOM
3. 2026-06-16
   days on market $89,000 Active 88 DOM
4. 2026-06-15
   days on market $89,000 Active 87 DOM
5. 2026-06-14
   days on market $89,000 Active 85 DOM
6. 2026-06-13
   days on market $89,000 Active 84 DOM
7. 2026-06-10
   days on market $89,000 Active 82 DOM
8. 2026-06-09
   days on market $89,000 Active 81 DOM
9. 2026-06-08
   days on market $89,000 Active 80 DOM
10. 2026-06-07
    days on market $89,000 Active 79 DOM
11. 2026-06-05
    days on market $89,000 Active 76 DOM
12. 2026-06-03
    days on market $89,000 Active 75 DOM
13. 2026-06-02
    days on market $89,000 Active 74 DOM
14. 2026-06-01
    days on market $89,000 Active 73 DOM
15. 2026-05-31
    days on market $89,000 Active 72 DOM
16. 2026-05-30
    days on market $89,000 Active 71 DOM
17. 2026-05-19
    price $89,000 174-char remark

    Show marketing remark (174 chars)

    Renovated 3 bedroom and 1 bath in North Jackson. Including an updated kitchen and bathroom. Just needs some TLC to get it back in rent ready condition. Call your agent today.

18. 2026-03-20
    listed $95,000 Active 174-char remark

    Show marketing remark (174 chars)

    Renovated 3 bedroom and 1 bath in North Jackson. Including an updated kitchen and bathroom. Just needs some TLC to get it back in rent ready condition. Call your agent today.

19. 2024-10-04
    historical $985
20. 2024-08-23
    listed $985
21. 2023-12-21
    historical
22. 2023-12-03
    listed
23. 2022-11-29
    soldstatus
24. 2022-11-23
    historical
25. 2012-01-25
    soldstatus 220-char remark

    Show marketing remark (220 chars)

    This great investment opportunity in North Jackson is waiting for you!! Shady back yard, 3 bedrooms, 1 bath, and an attached garage!! Conveniently located to great restuarants, shopping, and the interstate!! Call today!!

26. 2012-01-20
    soldstatus
27. 2011-11-30
    listed $10,000 220-char remark

    Show marketing remark (220 chars)

    This great investment opportunity in North Jackson is waiting for you!! Shady back yard, 3 bedrooms, 1 bath, and an attached garage!! Conveniently located to great restuarants, shopping, and the interstate!! Call today!!

28. 1998-10-26
    soldstatus
29. 1984-12-21
    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: $1,266 · $106/mo
• Projected year-2 tax: $1,266 · $106/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 6 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,653
• − Mortgage interest: −$4,985
• − Property taxes: −$1,266
• − Insurance: −$445
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$2,589
• Taxable income: $3,023
• Est. tax owed @ 24.0%: −$725
• After-tax cash flow: $3,539/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+790.0% since first listed

13 events — show timeline

• 2026-05-19 Price Changed $89,000 MLSU
• 2026-03-20 Listed $95,000 MLSU
• 2024-10-04 Rental Removed $985 APPFOLIO
• 2024-08-23 Listed for Rent $985 APPFOLIO
• 2023-12-21 Rental Removed — APPFOLIO
• 2023-12-03 Listed for Rent — APPFOLIO
• 2022-11-29 Sold (Public Records) — Public Records
• 2022-11-23 Rental Removed — APPFOLIO
• 2012-01-25 Sold (MLS) — MLSU
• 2012-01-20 Sold (Public Records) — Public Records
• 2011-11-30 Listed $10,000 MLSU
• 1998-10-26 Sold (Public Records) — Public Records
• 1984-12-21 Sold (Public Records) — Public Records

Property tax history

-0.9%/yr

Latest (2025): $1,266 · +0.6% YoY. Source: county tax records.