103 Fair Ct · Jackson, MS 39209

$54,000

3 bd · 2.0 ba · 1,519 sqft · SingleFamily public records · 5 Days on market

Built 1952 10,018 sqft lot Est $79k · 32% under ↓ 2% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Looking for an investment property or a cozy home? Well this 3 bedroom/2 bathroom home is waiting for you. Come see this spacious home with an living room and separate dining area from the kitchen.

Key facts

• 0.23 acre lot
• 2 parking spots
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Cap rate 20.0% 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: North Jackson Elementary School (math 7% / reading 25%, grade F, #270 of 375 statewide, top 72%, 383 students, 100% FRL); Bailey Middle Apac School (math 46% / reading 62%, grade B-, #18 of 179 statewide, top 10%, 247 students, 100% FRL); Provine High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 774 students, 100% FRL).
• Zoned-school proficiency averages 26% at this address vs 14% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Jackson Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 165 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• In year one you build about $6k of equity ($373 loan paydown + $5k 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 + 3.0% 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 26y 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 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $54,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.33% ✓
• Cap rate: 20.05%
• Cash-on-cash: 49.13%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $78,988
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4867 Rosehaven Dr	0.42mi	3/1.5	1,449 (-5%)	5mo	$52,500	$36	67
216 Meadowview St	0.32mi	3/1.0	1,352 (-11%)	2mo	$44,700	$33	61
124 Clinton Cir	0.13mi	3/1.0	1,404 (-8%)	22mo	$83,500	$59	59
4848 Gaylyn Dr	0.36mi	3/2.0	1,310 (-14%)	2mo	$80,000	$61	58
214 Manchester Ave	0.52mi	3/1.5	1,466 (-4%)	15mo	$65,000	$44	56
5151 Ginger Dr	0.68mi	3/2.0	1,400 (-8%)	8mo	$95,000	$68	48
5146 Andover Dr	0.47mi	3/2.5	1,637 (+8%)	20mo	$85,000	$52	46
156 Springfield Cir	0.41mi	3/2.0	1,358 (-11%)	20mo	$55,000	$41	46
5113 Queen Eleanor Ln	0.61mi	4/2.0 (+1)	1,674 (+10%)	19mo	$114,000	$68	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 62.9%
• Equity multiple: 5.55×
• Total profit: $68,856
• Equity at exit: $48,647

10-year hold

• IRR: 56.4%
• Equity multiple: 12.36×
• Total profit: $171,806
• Equity at exit: $104,910

Cash invested: $15,120 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$283
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $619

Break-even live

Break-even rent $475

Max offer price $54,000

Occupancy floor 46%

Sensitivity live

Price	-10% $650	-5% $634	+0% $619	+5% $604	+10% $588
Rent	-10% $520	-5% $569	+0% $619	+5% $669	+10% $718
Rate	-1.0pp $646	-0.5pp $633	base $619	+0.5pp $605	+1.0pp $591

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Barbara Ave Jackson, MS	3.0	1.0	1584	$850	$0.54	22d	1	0.35mi
5301 Queen Mary Ln Jackson, MS	4.0	2.0	1100	$1,338	$1.22	15d	1	0.65mi
4539 Ritchey Dr Jackson, MS	3.0	2.0	1144	$1,250	$1.09	45d	1	1.16mi
5629 Queen Mary Ln Jackson, MS	3.0	2.0	1272	$1,395	$1.10	15d	1	1.16mi
264 Sewanee Dr Jackson, MS	3.0	1.0	1217	$995	$0.82	25d	1	1.28mi

Listing history 26 events

1. 2026-05-22
   soldstatus Closed
2. 2025-12-04
   status Pending
3. 2025-11-28
   listed $54,000 Active
4. 2025-08-31
   historical
5. 2024-12-09
   price $49,400
6. 2024-12-03
   price $49,500
7. 2024-12-03
   price $48,500
8. 2024-08-31
   listed $53,900 Active
9. 2021-10-04
   historical
10. 2021-10-02
    historical
11. 2021-10-02
    historical
12. 2021-10-02
    historical
13. 2017-06-07
    soldstatus
14. 2014-05-05
    listed $14,900
15. 2013-10-24
    listed $14,900
16. 2013-06-05
    soldstatus
17. 2012-09-07
    soldstatus
18. 2007-03-08
    listed $58,000
19. 2005-02-11
    soldstatus
20. 2004-11-12
    soldstatus
21. 2004-09-30
    soldstatus
22. 2004-06-17
    listed $24,500
23. 2000-01-12
    listed $55,000
24. 2000-01-06
    soldstatus
25. 1986-07-03
    soldstatus
26. 1981-07-22
    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: $839 · $70/mo
• Projected year-2 tax: $839 · $70/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 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $15,108
• − Mortgage interest: −$3,025
• − Property taxes: −$839
• − Insurance: −$270
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$1,571
• Taxable income: $6,986
• Est. tax owed @ 24.0%: −$1,677
• After-tax cash flow: $5,752/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-1.8% since first listed

26 events — show timeline

• 2026-05-22 Sold (MLS) — MLSU
• 2025-12-04 Pending — MLSU
• 2025-11-28 Listed $54,000 MLSU
• 2025-08-31 Listing Removed — MLSU
• 2024-12-09 Price Changed $49,400 MLSU
• 2024-12-03 Price Changed $49,500 MLSU
• 2024-12-03 Price Changed $48,500 MLSU
• 2024-08-31 Listed $53,900 MLSU
• 2021-10-04 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2017-06-07 Sold (Public Records) — Public Records
• 2014-05-05 Listed $14,900 MLSU
• 2013-10-24 Listed $14,900 MLSU
• 2013-06-05 Sold (Public Records) — Public Records
• 2012-09-07 Sold (Public Records) — Public Records
• 2007-03-08 Listed $58,000 MLSU
• 2005-02-11 Sold (Public Records) — Public Records
• 2004-11-12 Sold (MLS) — MLSU
• 2004-09-30 Sold (Public Records) — Public Records
• 2004-06-17 Listed $24,500 MLSU
• 2000-01-12 Listed $55,000 MLSU
• 2000-01-06 Sold (Public Records) — Public Records
• 1986-07-03 Sold (Public Records) — Public Records
• 1981-07-22 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $839 · +2.3% YoY. Source: county tax records.