1250 Jacks Ave

Tunica, MS 38676

$17,900C-

3 bd · 2.0 ba · 1,092 sqft · Built 1970 · SingleFamily · Pending · 11 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,132/mo
• Mortgage (P&I): −$94
• Tax + insurance: −$62
• HOA: −$0
• Vac / Maint / Mgmt: −$238
• Net cashflow: $738/mo
• Annual: $8,859/yr
• Cap rate: 55.78%
• Cash-on-cash: 176.75%
• DSCR: 8.86
• 1% rule: 6.32%
• Cash to close: $5,012

Investor read

• This is a 3-bed/2.0-bath single-family listed at $18k.
• 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).
• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $1k of equity ($124 loan paydown + $1k appreciation (7.4% local appreciation)).
• 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).
• Watch-outs: property tax is 3.7% of price.
• Market conditions: 13 active listings in the ZIP; 90 units permitted in Tunica County in 2024 (0 in 5+ unit buildings).
• 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.
• 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.

Questions for listing agent

• Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.