740 Launcelot Rd · Jackson, MS 39206

$95,000

3 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 50 Days on market

Built 1950 10,454 sqft lot $63/sqft · 149% above area

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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
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3br/1ba in Broadmoor. Needs work and priced accordingly. Seller does not have any knowledge of the condition of this home and has never lived in it. Sold as is.

Key facts

• 0.24 acre lot
• Built 1950
• Listed 50 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family house; One story; Living area reported as 1,500 (per public records); Siding exterior; Conventional foundation
• Construction: Built (year reported in public records); Siding construction
• Exterior features: Asphalt shingle roof; Cable availability

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central heating; Central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: 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: Boyd Elementary School (math 0% / reading 9%, grade F, #368 of 375 statewide, top 98%, 405 students, 100% FRL); Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 44% 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 $657 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.63% ✓
• Cap rate: 13.44%
• Cash-on-cash: 25.53%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (median comp): $38,212
• List price: $95,000
• Delta: 148.61%
• 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
751 Woodbury Rd	0.12mi	4/2.0 (+1)	1,440 (-4%)	2mo	$115,000	$80	77
36 S Crossings	0.18mi	3/2.5	1,560 (+4%)	4mo	$204,000	$131	76
632 Woodbury Rd	0.16mi	2/2.0 (-1)	1,416 (-6%)	2mo	$115,000	$81	72
610 Lawrence Rd	0.20mi	3/1.0	1,302 (-13%)	4mo	$69,900	$54	65
33 Autumn Woods Dr	0.25mi	2/2.0 (-1)	1,631 (+9%)	4mo	$170,000	$104	62
415 E Northside Dr	0.68mi	4/2.0 (+1)	1,486 (-1%)	1mo	$50,000	$34	57
764 Avalon Rd	0.33mi	3/2.0	1,287 (-14%)	0mo	$89,900	$70	57
805 Serville Dr	0.43mi	3/2.0	1,332 (-11%)	3mo	$150,000	$113	55
4670 Londonderry Dr	0.37mi	4/2.0 (+1)	1,362 (-9%)	5mo	$98,000	$72	55
4636 Normandy Dr	0.57mi	4/2.0 (+1)	1,556 (+4%)	5mo	$39,900	$26	54
216 Pine Ridge Rd	0.71mi	3/1.5	1,421 (-5%)	5mo	$124,900	$88	52
4528 Meadowridge Dr	0.68mi	3/2.0	1,714 (+14%)	4mo	$199,900	$117	37

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: 18.9%
• Equity multiple: 1.77×
• Total profit: $20,407
• Equity at exit: $14,165

10-year hold

• IRR: 27.2%
• Equity multiple: 3.38×
• Total profit: $63,194
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,548 high
• Mortgage (P&I): −$498
• Tax from tax record: −$120 /mo · $1,434/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $566

Break-even live

Break-even rent $832

Max offer price $95,000

Occupancy floor 58%

Sensitivity live

Price	-10% $620	-5% $593	+0% $566	+5% $539	+10% $512
Rent	-10% $444	-5% $505	+0% $566	+5% $627	+10% $688
Rate	-1.0pp $614	-0.5pp $590	base $566	+0.5pp $541	+1.0pp $516

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	24d	1	0.12mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	44d	1	0.26mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	24d	1	0.35mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	44d	1	0.35mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	14d	1	0.35mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	14d	1	0.37mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	24d	1	0.37mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	24d	1	0.38mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$1,100	$1.05	14d	31	0.50mi
622 Naples Rd Jackson, MS	4.0	2.5	2210	$1,650	$0.75	24d	1	0.66mi
341 E Northside Dr Jackson, MS	4.0	2.0	1732	$1,775	$1.02	24d	1	0.71mi
724 Meadowbrook Rd Jackson, MS	3.0	2.0	1593	$2,150	$1.35	44d	1	0.86mi
220 Melbourne Rd Jackson, MS	4.0	2.0	1744	$1,350	$0.77	44d	1	0.89mi
4750 Old Canton Rd Jackson, MS	4.0	3.0	2085	$2,200	$1.06	24d	1	0.90mi
5421 Crepe Myrtle Dr Jackson, MS	4.0	1.5	1079	$1,295	$1.20	24d	1	0.91mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	44d	1	0.91mi
212 Pimlico Pl Jackson, MS	3.0	2.0	1600	$900	$0.56	14d	1	1.15mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	14d	1	1.26mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	44d	1	1.26mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	44d	1	1.26mi
4220 Council Cir Jackson, MS	3.0	2.5	1780	$1,850	$1.04	24d	1	1.26mi
612 Heather Ln Jackson, MS	4.0	2.0	1642	$1,675	$1.02	24d	1	1.32mi
5125 Old Canton Rd Jackson, MS	3.0	3.0	2025	$2,100	$1.04	24d	1	1.33mi
4091 Pine Hill Dr Jackson, MS	3.0	2.0	1551	$3,000	$1.93	24d	1	1.33mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	14d	1	1.33mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	24d	1	1.33mi
4056 Redwing Ave Jackson, MS	3.0	2.0	1678	$1,850	$1.10	44d	1	1.34mi
5000 Ridgewood Rd Jackson, MS	2.0	2.0	1093	$1,279	$1.17	45d	1	1.40mi
5544 Wayneland Dr Jackson, MS	3.0	2.0	1800	$1,831	$1.02	44d	1	1.49mi
4263 Forest Park Dr Jackson, MS	3.0	2.0	1318	$1,949	$1.48	44d	1	1.50mi

Listing history 28 events

1. 2026-06-18
   days on market $95,000 Active 50 DOM
2. 2026-06-17
   days on market $95,000 Active 49 DOM
3. 2026-06-16
   days on market $95,000 Active 48 DOM
4. 2026-06-15
   days on market $95,000 Active 47 DOM
5. 2026-06-14
   days on market $95,000 Active 45 DOM
6. 2026-06-13
   days on market $95,000 Active 44 DOM
7. 2026-06-10
   days on market $95,000 Active 42 DOM
8. 2026-06-09
   days on market $95,000 Active 41 DOM
9. 2026-06-08
   days on market $95,000 Active 40 DOM
10. 2026-06-07
    days on market $95,000 Active 39 DOM
11. 2026-06-05
    days on market $95,000 Active 36 DOM
12. 2026-06-03
    days on market $95,000 Active 35 DOM
13. 2026-06-02
    days on market $95,000 Active 34 DOM
14. 2026-06-01
    days on market $95,000 Active 33 DOM
15. 2026-05-31
    days on market $95,000 Active 32 DOM
16. 2026-05-30
    days on market $95,000 Active 31 DOM
17. 2026-04-29
    listed $95,000 Active 267-char remark
18. 2024-03-15
    soldstatus
19. 2023-07-17
    soldstatus Closed 160-char remark

    Show marketing remark (160 chars)

    3br/1ba in Broadmoor. Needs work and priced accordingly. Seller does not have any knowledge of the condition of this home and has never lived in it. Sold as is.

20. 2023-07-13
    soldstatus
21. 2023-06-19
    status Pending 160-char remark

    Show marketing remark (160 chars)

    3br/1ba in Broadmoor. Needs work and priced accordingly. Seller does not have any knowledge of the condition of this home and has never lived in it. Sold as is.

22. 2023-05-26
    price $35,000 160-char remark

    Show marketing remark (160 chars)

    3br/1ba in Broadmoor. Needs work and priced accordingly. Seller does not have any knowledge of the condition of this home and has never lived in it. Sold as is.

23. 2023-05-10
    price $40,000 160-char remark

    Show marketing remark (160 chars)

    3br/1ba in Broadmoor. Needs work and priced accordingly. Seller does not have any knowledge of the condition of this home and has never lived in it. Sold as is.

24. 2023-04-26
    listed $45,000 Active 160-char remark

    Show marketing remark (160 chars)

    3br/1ba in Broadmoor. Needs work and priced accordingly. Seller does not have any knowledge of the condition of this home and has never lived in it. Sold as is.

25. 2016-06-29
    soldstatus

    Show marketing remark (561 chars)

    Call your own real estate agent today to set up your time to come see this investor special in the Broadmoor subdivision of North Jackson. A 3 bedroom and 1 bath house that is convenient to schools, major shopping, medical facilities and I-55 North. Bank owned property. Selling in its As Is condition with no repairs made by the seller. Employees and family members residing with employees of JPMorgan Chase Bank, N.A, its affiliates or subsidiaries are strictly prohibited from directly or indirectly purchasing any property owned by JPMorgan Chase Bank, N.A.

26. 2016-06-14
    soldstatus
27. 2016-05-01
    listed $13,500

    Show marketing remark (561 chars)

    Call your own real estate agent today to set up your time to come see this investor special in the Broadmoor subdivision of North Jackson. A 3 bedroom and 1 bath house that is convenient to schools, major shopping, medical facilities and I-55 North. Bank owned property. Selling in its As Is condition with no repairs made by the seller. Employees and family members residing with employees of JPMorgan Chase Bank, N.A, its affiliates or subsidiaries are strictly prohibited from directly or indirectly purchasing any property owned by JPMorgan Chase Bank, N.A.

28. 1977-09-13
    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: $1,434 · $120/mo
• Projected year-2 tax: $1,434 · $120/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 · 18 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $18,580
• − Mortgage interest: −$5,321
• − Property taxes: −$1,434
• − Insurance: −$475
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$2,764
• Taxable income: $5,613
• Est. tax owed @ 24.0%: −$1,347
• After-tax cash flow: $5,444/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

+603.7% since first listed

12 events — show timeline

• 2026-04-29 Listed $95,000 MLSU
• 2024-03-15 Sold (Public Records) — Public Records
• 2023-07-17 Sold (MLS) — MLSU
• 2023-07-13 Sold (Public Records) — Public Records
• 2023-06-19 Pending — MLSU
• 2023-05-26 Price Changed $35,000 MLSU
• 2023-05-10 Price Changed $40,000 MLSU
• 2023-04-26 Listed $45,000 MLSU
• 2016-06-29 Sold (MLS) — MLSU
• 2016-06-14 Sold (Public Records) — Public Records
• 2016-05-01 Listed $13,500 MLSU
• 1977-09-13 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,434 · +1.0% YoY. Source: county tax records.