359 Cummins St · Jackson, MS 39204

$89,900

2 bd · 1.0 ba · 1,591 sqft · SingleFamily public records · 128 Days on market

Built 1954 10,454 sqft lot $57/sqft · 111% 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Fantastic Value in this Fully Renovated 4 bedroom 2 bath home. Beautifully remodeled, this spacious home is like new and move in ready. Beautiful new flooring throughout, new lighting and fans, new stainless-steel appliances, updated bathrooms, a new heating and air system, new windows and doors and just painted interior and exterior. The bedrooms are very spacious especially the master. Take a look you will love it! This property is a spectacular investment option with a rent potential up to $1600 per month (per turbo tenant comparable analysis) A true home run all potential maintenance headaches have been addressed. Improve your portfolio with a solid investment that will yield a solid ROI year after year.

Key facts

• New lighting
• Fully renovated
• New flooring

Tags

• FULLY RENOVATED
• NEW FLOORING
• NEW LIGHTING
• NEW STAINLESS STEEL APPLIANCES
• UPDATED BATHROOMS
• NEW HEATING AND AIR SYSTEM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $-65 ($-783/yr) — negative.
• To cash-flow at today's rent, offer at most $78k (12.8% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $78k (12.8% below list) — sets the bar for cash-flow.

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: schools F, amenities F, employment 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.
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $1,149/mo this rent would consume 46% of the median local household income ($30k/yr) (locally 1099% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k 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 + 8.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $17k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $78,380 (12.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.28% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.23%
• DSCR: 1.77
• GRM: 6.5

CMA / ARV

• ARV (median comp): $42,645
• List price: $89,900
• Delta: 129.57%
• 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
263 Shady Cir	0.38mi	3/2.0 (+1)	1,574 (-1%)	5mo	$55,000	$35	68
290 Marla Ave	0.36mi	3/2.0 (+1)	1,502 (-6%)	5mo	$90,000	$60	60
110 Pine Lawn Pl	0.34mi	3/2.0 (+1)	1,487 (-6%)	11mo	$16,000	$11	56
2005 Oakhurst Dr	0.38mi	3/2.0 (+1)	1,433 (-10%)	4mo	$52,500	$37	53
2261 Paden St	0.31mi	3/2.0 (+1)	1,369 (-14%)	3mo	$70,000	$51	51
2662 Key St	0.64mi	3/2.5 (+1)	1,680 (+6%)	1mo	$35,000	$21	49
139 Wagwood St	0.53mi	3/2.0 (+1)	1,630 (+2%)	16mo	$34,900	$21	49
805 Dorgan St	0.58mi	3/2.0 (+1)	1,521 (-4%)	15mo	$90,000	$59	44
941 Dorgan St	0.70mi	3/2.0 (+1)	1,644 (+3%)	11mo	$35,000	$21	44
804 Valencia St	0.57mi	3/2.0 (+1)	1,516 (-5%)	16mo	$10,000	$7	43
751 Dorgan St	0.55mi	3/2.0 (+1)	1,400 (-12%)	9mo	$39,000	$28	38
1954 Elaine St	0.66mi	3/2.0 (+1)	1,378 (-13%)	15mo	$114,000	$83	25

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 3.03×
• Total profit: $51,114
• Equity at exit: $80,989

10-year hold

• IRR: 23.9%
• Equity multiple: 7.73×
• Total profit: $169,295
• Equity at exit: $174,656

Cash invested: $25,172 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$471
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-65

Break-even live

Break-even rent $1,231

Max offer price $78,380

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-40	+0% $-65	+5% $-91	+10% $-116
Rent	-10% $-156	-5% $-111	+0% $-65	+5% $-20	+10% $26
Rate	-1.0pp $-20	-0.5pp $-42	base $-65	+0.5pp $-89	+1.0pp $-112

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	0.26mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	24d	1	0.40mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	0.71mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	24d	1	1.05mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	14d	1	1.05mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	14d	1	1.15mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	1.26mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	1.26mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	44d	1	1.30mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	1.30mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	44d	1	1.32mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	24d	1	1.42mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	14d	1	1.42mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	1.46mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	44d	1	1.47mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	1.47mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	1.49mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	1.49mi

Listing history 33 events

1. 2026-06-18
   days on market $89,900 Active 128 DOM
2. 2026-06-18
   price $89,900 Active 127 DOM
3. 2026-06-17
   days on market $97,900 Active 127 DOM
4. 2026-06-16
   days on market $97,900 Active 126 DOM
5. 2026-06-15
   days on market $97,900 Active 125 DOM
6. 2026-06-14
   days on market $97,900 Active 123 DOM
7. 2026-06-13
   days on market $97,900 Active 122 DOM
8. 2026-06-10
   days on market $97,900 Active 120 DOM
9. 2026-06-09
   days on market $97,900 Active 119 DOM
10. 2026-06-08
    days on market $97,900 Active 118 DOM
11. 2026-06-07
    days on market $97,900 Active 117 DOM
12. 2026-06-05
    days on market $97,900 Active 114 DOM
13. 2026-06-03
    days on market $97,900 Active 113 DOM
14. 2026-06-02
    days on market $97,900 Active 112 DOM
15. 2026-06-01
    days on market $97,900 Active 111 DOM
16. 2026-05-31
    days on market $97,900 Active 110 DOM
17. 2026-05-30
    days on market $97,900 Active 109 DOM
18. 2026-05-07
    price $97,900 721-char remark

    Show marketing remark (721 chars)

    Fantastic Value in this Fully Renovated 4 bedroom 2 bath home. Beautifully remodeled, this spacious home is like new and move in ready. Beautiful new flooring throughout, new lighting and fans, new stainless-steel appliances, updated bathrooms, a new heating and air system, new windows and doors and just painted interior and exterior. The bedrooms are very spacious especially the master. Take a look you will love it! This property is a spectacular investment option with a rent potential up to $1600 per month (per turbo tenant comparable analysis) A true home run all potential maintenance headaches have been addressed. Improve your portfolio with a solid investment that will yield a solid ROI year after year.

19. 2026-03-13
    price $106,900 721-char remark

    Show marketing remark (721 chars)

    Fantastic Value in this Fully Renovated 4 bedroom 2 bath home. Beautifully remodeled, this spacious home is like new and move in ready. Beautiful new flooring throughout, new lighting and fans, new stainless-steel appliances, updated bathrooms, a new heating and air system, new windows and doors and just painted interior and exterior. The bedrooms are very spacious especially the master. Take a look you will love it! This property is a spectacular investment option with a rent potential up to $1600 per month (per turbo tenant comparable analysis) A true home run all potential maintenance headaches have been addressed. Improve your portfolio with a solid investment that will yield a solid ROI year after year.

20. 2026-02-20
    price $130,000 721-char remark

    Show marketing remark (721 chars)

    Fantastic Value in this Fully Renovated 4 bedroom 2 bath home. Beautifully remodeled, this spacious home is like new and move in ready. Beautiful new flooring throughout, new lighting and fans, new stainless-steel appliances, updated bathrooms, a new heating and air system, new windows and doors and just painted interior and exterior. The bedrooms are very spacious especially the master. Take a look you will love it! This property is a spectacular investment option with a rent potential up to $1600 per month (per turbo tenant comparable analysis) A true home run all potential maintenance headaches have been addressed. Improve your portfolio with a solid investment that will yield a solid ROI year after year.

21. 2026-02-10
    listed $106,900 Active 721-char remark

    Show marketing remark (721 chars)

    Fantastic Value in this Fully Renovated 4 bedroom 2 bath home. Beautifully remodeled, this spacious home is like new and move in ready. Beautiful new flooring throughout, new lighting and fans, new stainless-steel appliances, updated bathrooms, a new heating and air system, new windows and doors and just painted interior and exterior. The bedrooms are very spacious especially the master. Take a look you will love it! This property is a spectacular investment option with a rent potential up to $1600 per month (per turbo tenant comparable analysis) A true home run all potential maintenance headaches have been addressed. Improve your portfolio with a solid investment that will yield a solid ROI year after year.

22. 2011-05-06
    soldstatus 49-char remark

    Show marketing remark (49 chars)

    4 bedrooms. 2 full baths. Approximately 1591 s.f.

23. 2011-05-06
    soldstatus

    Show marketing remark (49 chars)

    4 bedrooms. 2 full baths. Approximately 1591 s.f.

24. 2010-12-13
    listed $14,900 49-char remark

    Show marketing remark (49 chars)

    4 bedrooms. 2 full baths. Approximately 1591 s.f.

25. 2007-05-17
    soldstatus
26. 2007-05-16
    soldstatus
27. 2007-03-19
    listed $48,500
28. 2006-02-28
    soldstatus
29. 2005-08-19
    soldstatus
30. 2005-08-16
    soldstatus
31. 2005-08-05
    listed $32,000
32. 1999-03-22
    soldstatus
33. 1968-09-06
    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: $449 · $37/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$261/yr (+$22/mo · 58.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 99% 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 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: $13,787
• − Mortgage interest: −$5,036
• − Property taxes: −$449
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$2,615
• Taxable loss: −$2,087
• Est. tax savings @ 24.0%: +$501
• After-tax cash flow: $-282/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): 13,249
• Household income: $30,237
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 1099.0

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 5% Two or more races 4% Hispanic / Latino 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% 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: ▲ 17.25%
• Current HPI: 233.9061
• Rent YoY: ▲ 13.56%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+205.9% since first listed

16 events — show timeline

• 2026-05-07 Price Changed $97,900 MLSU
• 2026-03-13 Price Changed $106,900 MLSU
• 2026-02-20 Price Changed $130,000 MLSU
• 2026-02-10 Listed $106,900 MLSU
• 2011-05-06 Sold (Public Records) — Public Records
• 2011-05-06 Sold (MLS) — MLSU
• 2010-12-13 Listed $14,900 MLSU
• 2007-05-17 Sold (Public Records) — Public Records
• 2007-05-16 Sold (MLS) — MLSU
• 2007-03-19 Listed $48,500 MLSU
• 2006-02-28 Sold (Public Records) — Public Records
• 2005-08-19 Sold (MLS) — MLSU
• 2005-08-16 Sold (Public Records) — Public Records
• 2005-08-05 Listed $32,000 MLSU
• 1999-03-22 Sold (Public Records) — Public Records
• 1968-09-06 Sold (Public Records) — Public Records

Property tax history

-6.7%/yr

Latest (2025): $449 · +1.5% YoY. Source: county tax records.