1250 Jacks Ave · Tunica, MS 38676

$17,900

3 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 11 Days on market

Built 1970 0.60 ac lot

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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 +15.0/30.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is. Cash preferred but will consider financed all offers. Do not knock on door or approach house without prior communication.

Key facts

• 0.6 acre lot
• Built 1970
• Listed 11 days

Property features AI

Exterior

• Parking: Other parking
• Utilities: Water: other; Sewer: other; Utilities: other
• Home design: Single-family residence (house); One level
• Construction: Built per public records; Living area reported from public records
• Exterior features: Other exterior features

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Bedroom on main level
• Bathrooms: 2 bathrooms
• Heating & cooling: Has heating (type: other); Has cooling (type: other)
• Interior features: Total of 5 rooms; Living room on main level; Dining room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).

Location & tenants

• Location reads 61/100 on livability (#207 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: employment D, amenities F, commute F.
• Tunica County School District (rural): math 13% / reading 16% proficiency, ranked #110 of 130 in MS (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tunica Elementary School (math 8% / reading 17%, grade F, #296 of 375 statewide, top 82%, 343 students, 100% FRL); Tunica Middle School (math 22% / reading 14%, grade F, #122 of 179 statewide, top 68%, 357 students, 100% FRL); Rosa Fort High School (math 2% / reading 12%, grade F, #186 of 197 statewide, top 96%, 447 students, 100% FRL).
• Market conditions: 13 active listings in the ZIP; 90 units permitted in Tunica County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($124 loan paydown + $1k appreciation (7.4% local appreciation)).
• Tunica County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.4% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.
• 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 $17,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 6.32% ✓
• Cap rate: 55.78%
• Cash-on-cash: 176.75%
• DSCR: 8.86
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $104,832
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
972 School St	0.55mi	2/2.0 (-1)	1,140 (+4%)	23mo	$110,000	$96	43

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

Projected returns pro-forma

7.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.73×
• Total profit: $53,767
• Equity at exit: $12,896

10-year hold

• IRR: —
• Equity multiple: 25.17×
• Total profit: $121,144
• Equity at exit: $24,955

Cash invested: $5,012 (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 38676

• Home prices YoY: 6.5%
• Active inventory: 13
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$94
• Tax from tax record: −$55 /mo · $657/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $738

Break-even live

Break-even rent $198

Max offer price $17,900

Occupancy floor 30%

Sensitivity live

Price	-10% $748	-5% $743	+0% $738	+5% $733	+10% $728
Rent	-10% $649	-5% $694	+0% $738	+5% $783	+10% $828
Rate	-1.0pp $747	-0.5pp $743	base $738	+0.5pp $734	+1.0pp $729

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: $4,475
• Closing costs: $537
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   status $17,900 Pending 11 DOM
2. 2026-06-08
   days on market $17,900 Active 11 DOM
3. 2026-06-07
   pricedays on market $17,900 Active 10 DOM
4. 2026-06-03
   days on market $29,500 Active 6 DOM
5. 2026-06-02
   days on market $29,500 Active 5 DOM
6. 2026-06-01
   days on market $29,500 Active 4 DOM
7. 2026-05-31
   days on market $29,500 Active 3 DOM
8. 2026-05-28
   listed $29,500 Active
9. 2008-08-14
   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: $657 · $55/mo
• Projected year-2 tax: $657 · $55/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 (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $13,585
• − Mortgage interest: −$1,003
• − Property taxes: −$657
• − Insurance: −$90
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$521
• Taxable income: $9,141
• Est. tax owed @ 24.0%: −$2,194
• After-tax cash flow: $6,665/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: Tunica County School District
• NCES district ID: 2804290
• Math proficiency: 13% ▼ -26.00%
• Reading proficiency: 16% ▼ -9.00%
• Median HH income: $32,099
• Composite: 11.64/100
• National rank: #9693
• State rank: #110 of 130 in MS

Livability — Tunica

• Score: 61/100
• State rank: #207
• US rank: #18414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,318

Population outlook (Tunica County) Hauer SSP2

• Today (2025): 9,512 people
• By 2030: 9,080 · -4.5%
• By 2040: 8,232 · -13.5%
• By 2050: 7,406 · -22.1%
• By 2075: 5,511 · -42.1%
• By 2100: 3,828 · -59.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (77%)
• Race & ethnicity: Black 77% White 22% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Tunica

• 2024 margin: Solid D (+38.9) · D 68.8% · R 29.9% · Other 1.2%
• 2008→2024 swing: -13.3pp toward R · 2008: 52.2pp · 2024: 38.9pp
• All cycles: 2024: D+38.9 2020: D+46.4 2016: D+50.2 2012: D+58.8 2008: D+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.42%
• Current HPI: 120.6957
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-28 Listed $29,500 MLSU
• 2008-08-14 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $657 · +51.0% YoY. Source: county tax records.