1101/1102 Jamestown Way · Jackson, MS 39211

$214,000

6 bd · 4.0 ba · 2,600 sqft · MultiFamily · 39 Days on market

Built 1978 Fair condition 5,662 sqft lot $82/sqft · 18% above area Est $181k · 18% 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 +9.2/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Prime Investment Opportunity in North Jackson: Discover a fully-occupied, remodeled two-unit property perfect for investors. Unit 1102 boasts 3 spacious bedrooms, 2 baths, fresh paint, a new hot water heater, plush carpeting, and numerous updates. Unit 1101, home to a long-term tenant, features 2 comfortable bedrooms, 1.5 baths, and a tastefully renovated upstairs bathroom. Don't miss this chance to secure a valuable asset for your financial future. Seize the opportunity today!

Key facts

• Vinyl flooring
• Fenced back yard
• Granite countertops

Tags

• PRIME LOCATION
• GRANITE COUNTERTOPS
• VINYL FLOORING
• FENCED BACK YARD
• PRIVATE OUTDOOR SPACE

Property features AI

Finance

• Other: Parcel number available
• Financial info: Two-unit building; Tenants pay all utilities

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Duplex; Two levels; Updated / remodeled; Living area reported from assessor
• Construction: Brick veneer and siding exterior; Slab foundation; Building area reported as 2,600 (assessor)
• Exterior features: Shingle roof; Lot approximately 0.13 acres

Interior

• Flooring: Vinyl
• Bathrooms: 4 full bathrooms; 1 half bathroom (5 total)
• Heating & cooling: Fireplaces; Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Granite counters; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/2.0-bath units multifamily listed at $214k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive. Per door: $458/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $214k).
• Recommended offer: $208k (3.0% 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: 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 fast (+7.9%/yr); 221 active listings in the ZIP; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $3,031/mo this rent would consume 52% of the median local household income ($69k/yr) (locally 736% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 7.9% rent growth), your $60k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $207,580 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.34%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $180,910
• List price: $214,000
• Delta: 18.29%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 /1102 Jamestown Way Unit 1 & 2	0.00mi	5/3.5 (-1)	2,600 (0%)	8mo	$210,000	$81	87
2001-2002 Jamestown Way #2	0.09mi	5/4.5 (-1)	2,600 (0%)	13mo	$193,000	$74	78
2701/02 Jamestown Way #2	0.05mi	5/3.5 (-1)	2,680 (+3%)	10mo	$195,000	$73	77
1201-1202 Jamestown Way	0.01mi	5/3.5 (-1)	2,835 (+9%)	5mo	$194,000	$68	73
1401-1402 Jamestown Way	0.04mi	5/3.5 (-1)	2,835 (+9%)	5mo	$178,500	$63	72
901/902 Jamestown Way	0.03mi	5/3.5 (-1)	2,835 (+9%)	13mo	$188,000	$66	66

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 · 7.9% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.66×
• Total profit: $39,365
• Equity at exit: $31,908

10-year hold

• IRR: 27.5%
• Equity multiple: 4.02×
• Total profit: $180,779
• Equity at exit: $18,503

Cash invested: $59,920 (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 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $3,031 high
• Mortgage (P&I): −$1,122
• Tax est. 1.5%: −$268 /mo · $3,210/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $916

Break-even live

Break-even rent $1,872

Max offer price $214,000

Occupancy floor 65%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	2	$3,030
Total (2 units)			$3,031

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-17
   status $214,000 Pending 39 DOM
2. 2026-06-17
   days on market $214,000 Active 39 DOM
3. 2026-06-16
   days on market $214,000 Active 38 DOM
4. 2026-06-15
   days on market $214,000 Active 37 DOM
5. 2026-06-14
   days on market $214,000 Active 35 DOM
6. 2026-06-13
   pricedays on market $214,000 Active 34 DOM
7. 2026-06-10
   days on market $219,000 Active 32 DOM
8. 2026-06-09
   days on market $219,000 Active 31 DOM
9. 2026-06-08
   days on market $219,000 Active 30 DOM
10. 2026-06-07
    days on market $219,000 Active 29 DOM
11. 2026-06-05
    days on market $219,000 Active 26 DOM
12. 2026-06-03
    days on market $219,000 Active 25 DOM
13. 2026-06-02
    days on market $219,000 Active 24 DOM
14. 2026-06-01
    days on market $219,000 Active 23 DOM
15. 2026-05-31
    days on market $219,000 Active 22 DOM
16. 2026-05-30
    days on market $219,000 Active 21 DOM
17. 2026-05-08
    listed $229,000 Active 897-char remark
18. 2026-05-04
    historical $1,250
19. 2026-03-23
    listed $1,250
20. 2023-07-03
    soldstatus Closed 482-char remark

    Show marketing remark (482 chars)

    Prime Investment Opportunity in North Jackson: Discover a fully-occupied, remodeled two-unit property perfect for investors. Unit 1102 boasts 3 spacious bedrooms, 2 baths, fresh paint, a new hot water heater, plush carpeting, and numerous updates. Unit 1101, home to a long-term tenant, features 2 comfortable bedrooms, 1.5 baths, and a tastefully renovated upstairs bathroom. Don't miss this chance to secure a valuable asset for your financial future. Seize the opportunity today!

21. 2023-07-02
    status Pending 482-char remark

    Show marketing remark (482 chars)

    Prime Investment Opportunity in North Jackson: Discover a fully-occupied, remodeled two-unit property perfect for investors. Unit 1102 boasts 3 spacious bedrooms, 2 baths, fresh paint, a new hot water heater, plush carpeting, and numerous updates. Unit 1101, home to a long-term tenant, features 2 comfortable bedrooms, 1.5 baths, and a tastefully renovated upstairs bathroom. Don't miss this chance to secure a valuable asset for your financial future. Seize the opportunity today!

22. 2023-03-24
    listed $250,000 Active 482-char remark

    Show marketing remark (482 chars)

    Prime Investment Opportunity in North Jackson: Discover a fully-occupied, remodeled two-unit property perfect for investors. Unit 1102 boasts 3 spacious bedrooms, 2 baths, fresh paint, a new hot water heater, plush carpeting, and numerous updates. Unit 1101, home to a long-term tenant, features 2 comfortable bedrooms, 1.5 baths, and a tastefully renovated upstairs bathroom. Don't miss this chance to secure a valuable asset for your financial future. Seize the opportunity today!

23. 2022-05-20
    soldstatus Closed

    Show marketing remark (400 chars)

    Great Investment Property in North Jackson. The property has 2 units. 1102 is vacant and has 3 bedrooms and 2 baths. This unit has been recently painted, new hot water heater, new carpet, and several updates. 1101 is occupied with a long term tenant and has 2 bedrooms and 1 1/2 baths. This unit has some updates to the upstairs bathroom. Don't miss out on an opportunity to invest in your future.

24. 2022-04-04
    status Pending

    Show marketing remark (400 chars)

    Great Investment Property in North Jackson. The property has 2 units. 1102 is vacant and has 3 bedrooms and 2 baths. This unit has been recently painted, new hot water heater, new carpet, and several updates. 1101 is occupied with a long term tenant and has 2 bedrooms and 1 1/2 baths. This unit has some updates to the upstairs bathroom. Don't miss out on an opportunity to invest in your future.

25. 2022-03-31
    listed $150,000 Active

    Show marketing remark (400 chars)

    Great Investment Property in North Jackson. The property has 2 units. 1102 is vacant and has 3 bedrooms and 2 baths. This unit has been recently painted, new hot water heater, new carpet, and several updates. 1101 is occupied with a long term tenant and has 2 bedrooms and 1 1/2 baths. This unit has some updates to the upstairs bathroom. Don't miss out on an opportunity to invest in your future.

26. 2018-08-27
    soldstatus
27. 2018-07-01
    listed $119,000
28. 2011-11-22
    soldstatus
29. 2011-05-24
    listed $61,600

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $36,372
• − Mortgage interest: −$11,987
• − Property taxes: −$3,210
• − Insurance: −$1,070
• − Repairs & maintenance: −$2,910
• − Management: −$2,910
• − Depreciation: −$6,225
• Taxable income: $8,060
• Est. tax owed @ 24.0%: −$1,934
• After-tax cash flow: $9,053/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 2-unit duplex requires moderate repairs and maintenance to improve its condition and value. The property is currently fully leased, but updating the kitchen and bathrooms, along with landscaping improvements, would significantly enhance its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated appearance.
• Moderate Bathroom fixtures — Dated and worn appearance.
• Moderate Exterior siding — Some discoloration and wear.
• Moderate Interior walls — Some discoloration and wear.
• Moderate Windows — Some discoloration and wear.
• Moderate Landscaping — Basic landscaping with a small front yard and driveway.

Value-add opportunities

• Both New kitchen cabinets and countertops — Modernizes the kitchen and improves aesthetics.
• Both New bathroom fixtures — Enhances the bathroom and improves aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance.	Moderate	$3,000–15,000
Bathroom fixtures · Dated and worn appearance.	Moderate	$3,000–15,000
Exterior siding · Some discoloration and wear.	Moderate	$3,000–15,000
Interior walls · Some discoloration and wear.	Moderate	$3,000–15,000
Windows · Some discoloration and wear.	Moderate	$3,000–15,000
Landscaping · Basic landscaping with a small front yard and driveway.	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$18,000–90,000

Value-add ROI direction

• Both New kitchen cabinets and countertops — Modernizes the kitchen and improves aesthetics. ↑
• Both New bathroom fixtures — Enhances the bathroom and improves aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 23,838
• Household income: $69,426
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 736.0

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: Majority Black (59%)
• Race & ethnicity: Black 59% White 36% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

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: ▼ -135.99%
• Current HPI: 145.5192
• Rent YoY: ▲ 7.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+247.4% since first listed

16 events — show timeline

• 2026-06-17 Pending — MLSU
• 2026-06-12 Price Changed $214,000 MLSU
• 2026-05-27 Price Changed $219,000 MLSU
• 2026-05-08 Listed $229,000 MLSU
• 2026-05-04 Rental Removed $1,250 APPFOLIO
• 2026-03-23 Listed for Rent $1,250 APPFOLIO
• 2023-07-03 Sold (MLS) — MLSU
• 2023-07-02 Pending — MLSU
• 2023-03-24 Listed $250,000 MLSU
• 2022-05-20 Sold (MLS) — MLSU
• 2022-04-04 Pending — MLSU
• 2022-03-31 Listed $150,000 MLSU
• 2018-08-27 Sold (MLS) — MLSU
• 2018-07-01 Listed $119,000 MLSU
• 2011-11-22 Sold (MLS) — MLSU
• 2011-05-24 Listed $61,600 MLSU