1007 Barbara Ann Dr · Jackson, MS 39204

$59,000

3 bd · 2.0 ba · 1,032 sqft · SingleFamily public records · 317 Days on market

Built 1959 0.36 ac lot $57/sqft · 13% above area Est $52k · 13% over

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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
• Appreciation +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Schools +1.1/10.0

Listing remarks MLS

Excellent opportunity to add value! This 3-bedroom, 1-bath property is tenant-occupied and already generating rental income. While the home could benefit from updates, it offers strong potential for appreciation or increased cash flow with renovations. A solid addition to any investor's portfolio.

Key facts

• 0.36 acre lot
• Parking
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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: Wilkins Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 316 students, 100% FRL); Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 students, 100% FRL); Wingfield High School (math 7% / reading 12%, grade F, #179 of 197 statewide, top 92%, 608 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 37 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).

Forward outlook

• In year one you build about $6k of equity ($408 loan paydown + $6k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 1959 — 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 $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.04% ✓
• Cap rate: 16.95%
• Cash-on-cash: 38.06%
• DSCR: 2.69
• GRM: 4.1

CMA / ARV

• ARV (median comp): $52,061
• List price: $59,000
• Delta: 13.33%
• 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
1551 Maria Dr	0.21mi	3/1.0	1,008 (-2%)	7mo	$34,900	$35	76
1319 Dorgan St	0.23mi	3/2.0	1,131 (+10%)	1mo	$65,000	$57	72
2716 Woodside Dr	0.07mi	3/1.5	1,184 (+15%)	0mo	$54,900	$46	70
2677 Shannon St	0.53mi	3/1.0	1,032 (0%)	2mo	$60,000	$58	70
1539 Woodburn St	0.49mi	3/1.0	1,043 (+1%)	5mo	$90,000	$86	67
2842 Teresa Dr	0.52mi	3/1.0	1,008 (-2%)	2mo	$35,000	$35	66
2632 Shannon St	0.52mi	3/1.0	1,032 (0%)	7mo	$17,000	$16	66
2877 Teresa Dr	0.58mi	3/1.5	1,006 (-2%)	4mo	$105,000	$104	63
2612 Emerald Dr	0.35mi	4/2.0 (+1)	1,120 (+8%)	6mo	$55,000	$49	60
2920 Lakewood Dr	0.55mi	4/2.0 (+1)	1,125 (+9%)	1mo	$69,900	$62	54
2943 Lakewood Dr	0.60mi	3/1.0	1,090 (+6%)	6mo	$54,900	$50	53
2759 Brookwood Dr	0.71mi	3/1.0	980 (-5%)	6mo	$74,000	$76	50

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: 57.1%
• Equity multiple: 5.35×
• Total profit: $71,899
• Equity at exit: $53,152

10-year hold

• IRR: 52.8%
• Equity multiple: 13.19×
• Total profit: $201,305
• Equity at exit: $114,624

Cash invested: $16,520 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,204 high
• Mortgage (P&I): −$309
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $524

Break-even live

Break-even rent $541

Max offer price $59,000

Occupancy floor 51%

Sensitivity live

Price	-10% $557	-5% $541	+0% $524	+5% $507	+10% $491
Rent	-10% $429	-5% $476	+0% $524	+5% $572	+10% $619
Rate	-1.0pp $554	-0.5pp $539	base $524	+0.5pp $509	+1.0pp $493

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	25d	1	0.14mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	15d	1	0.14mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	0.24mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	0.24mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	25d	1	0.34mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	15d	1	0.34mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	15d	1	0.44mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	45d	1	0.60mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	45d	1	0.70mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	15d	1	0.70mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	0.73mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	0.76mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	45d	1	0.79mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	45d	1	0.82mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	45d	1	0.83mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	45d	1	0.86mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	45d	1	0.86mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	45d	1	0.93mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	15d	1	0.94mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	25d	1	0.96mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	15d	1	0.97mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	15d	1	0.99mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	25d	1	1.13mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	15d	1	1.24mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	22d	1	1.24mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	45d	1	1.29mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	15d	1	1.29mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	15d	1	1.34mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	45d	1	1.37mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	25d	1	1.37mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	45d	18	1.37mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	15d	1	1.38mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	25d	1	1.38mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	15d	1	1.43mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	25d	1	1.44mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	15d	1	1.46mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	15d	1	1.50mi

Listing history 28 events

1. 2026-06-22
   days on market $59,000 Active 317 DOM
2. 2026-06-18
   days on market $59,000 Active 314 DOM
3. 2026-06-17
   days on market $59,000 Active 313 DOM
4. 2026-06-16
   days on market $59,000 Active 312 DOM
5. 2026-06-15
   days on market $59,000 Active 311 DOM
6. 2026-06-14
   days on market $59,000 Active 309 DOM
7. 2026-06-13
   days on market $59,000 Active 308 DOM
8. 2026-06-10
   days on market $59,000 Active 306 DOM
9. 2026-06-09
   days on market $59,000 Active 305 DOM
10. 2026-06-08
    days on market $59,000 Active 304 DOM
11. 2026-06-07
    days on market $59,000 Active 303 DOM
12. 2026-06-05
    days on market $59,000 Active 300 DOM
13. 2026-06-03
    days on market $59,000 Active 299 DOM
14. 2026-06-02
    days on market $59,000 Active 298 DOM
15. 2026-06-01
    days on market $59,000 Active 297 DOM
16. 2026-05-31
    days on market $59,000 Active 296 DOM
17. 2026-05-30
    days on market $59,000 Active 295 DOM
18. 2025-08-08
    listed $59,000 Active 298-char remark

    Show marketing remark (298 chars)

    Excellent opportunity to add value! This 3-bedroom, 1-bath property is tenant-occupied and already generating rental income. While the home could benefit from updates, it offers strong potential for appreciation or increased cash flow with renovations. A solid addition to any investor's portfolio.

19. 2013-02-15
    soldstatus
20. 2012-09-19
    soldstatus 304-char remark

    Show marketing remark (304 chars)

    This is a Fannie Mae HomePath property sold As-IS. 3BR/1BA home. Living area with built-in entertainment center. Kitchen has ceramic tile countertops and flooring. Extra bonus room off kitchen. Nice neutral colors throughout home. Home sits on oversized corner lot. Separate office nook. Taxes estimated.

21. 2012-09-17
    soldstatus
22. 2012-08-10
    listed $14,400 304-char remark

    Show marketing remark (304 chars)

    This is a Fannie Mae HomePath property sold As-IS. 3BR/1BA home. Living area with built-in entertainment center. Kitchen has ceramic tile countertops and flooring. Extra bonus room off kitchen. Nice neutral colors throughout home. Home sits on oversized corner lot. Separate office nook. Taxes estimated.

23. 2007-08-16
    soldstatus
24. 2007-01-29
    soldstatus
25. 2006-12-27
    listed $26,900
26. 2006-11-27
    soldstatus
27. 1993-05-26
    soldstatus
28. 1987-11-03
    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: $1,116 · $93/mo
• Projected year-2 tax: $1,116 · $93/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 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: $14,446
• − Mortgage interest: −$3,305
• − Property taxes: −$1,116
• − Insurance: −$295
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$1,716
• Taxable income: $5,702
• Est. tax owed @ 24.0%: −$1,368
• After-tax cash flow: $4,920/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

+119.3% since first listed

11 events — show timeline

• 2025-08-08 Listed $59,000 MLSU
• 2013-02-15 Sold (Public Records) — Public Records
• 2012-09-19 Sold (MLS) — MLSU
• 2012-09-17 Sold (Public Records) — Public Records
• 2012-08-10 Listed $14,400 MLSU
• 2007-08-16 Sold (Public Records) — Public Records
• 2007-01-29 Sold (MLS) — MLSU
• 2006-12-27 Listed $26,900 MLSU
• 2006-11-27 Sold (Public Records) — Public Records
• 1993-05-26 Sold (Public Records) — Public Records
• 1987-11-03 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,116 · +2.4% YoY. Source: county tax records.