110 Truman Pl · Jackson, MS 39213

$119,900

4 bd · 2.5 ba · 1,363 sqft · SingleFamily · 138 Days on market

Built 1970 Fair condition 8,712 sqft lot $88/sqft · 25% above area Est $96k · 25% over

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Why this score? — see what drove the D+ 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 +19.1/30.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

What a great opportunity to own this 4 bedroom and 2.5 bath home. Situated in one of Jackson's well-known neighborhoods. The home features a rare Primary Suite with an executive -level layout, complete with an oversized soaking tub, a dedicated ensuite bathroom, and a massive walk-in closet . The property is fully wired with AT&T Fiber , making it an ideal move-in ready space for remote professionals,or high-bandwidth households. Call your Agent and schedule a showing!

Key facts

• Back yard
• Fenced
• 8,712 sq ft lot

Tags

• BACK YARD
• FENCED

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 9.9% in Jackson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 81 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1,209/mo this rent would consume 49% of the median local household income ($30k/yr) (locally 1138% 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 $13k of equity ($829 loan paydown + $12k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.01% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $95,615
• List price: $119,900
• Delta: 25.40%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3725 Thomas Jefferson Rd	0.19mi	3/1.0 (-1)	1,296 (-5%)	1mo	$103,000	$79	71
6734 Harry S Truman Dr	0.06mi	3/1.5 (-1)	1,424 (+4%)	12mo	$110,000	$77	71
6857 Harry S Truman Dr	0.08mi	3/2.0 (-1)	1,294 (-5%)	17mo	$103,000	$80	67
3530 N Flag Chapel Rd	0.64mi	4/1.5	1,321 (-3%)	8mo	$115,000	$87	55
6827 Franklin D Roosevelt Dr	0.17mi	3/2.0 (-1)	1,480 (+9%)	20mo	$135,000	$91	54
138 James Monroe Pl	0.52mi	3/1.5 (-1)	1,240 (-9%)	10mo	$66,136	$53	43
316 William Mckinley Cir	0.60mi	3/1.0 (-1)	1,213 (-11%)	2mo	$59,900	$49	41
138 William Mckinley Cir	0.59mi	3/1.5 (-1)	1,232 (-10%)	8mo	$145,000	$118	41
345 William Mckinley Cir	0.67mi	3/1.5 (-1)	1,166 (-14%)	1mo	$72,000	$62	35
6618 Franklin D Roosevelt	0.50mi	3/2.0 (-1)	1,564 (+15%)	14mo	$139,900	$89	33
127 Lincoln Place Pl	0.71mi	3/2.0 (-1)	1,264 (-7%)	21mo	$83,000	$66	30

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: 27.6%
• Equity multiple: 3.19×
• Total profit: $73,389
• Equity at exit: $108,015

10-year hold

• IRR: 24.1%
• Equity multiple: 7.25×
• Total profit: $209,809
• Equity at exit: $232,939

Cash invested: $33,572 (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 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,209 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $127

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 85%

Sensitivity live

Price	-10% $210	-5% $168	+0% $127	+5% $85	+10% $44
Rent	-10% $31	-5% $79	+0% $127	+5% $174	+10% $222
Rate	-1.0pp $187	-0.5pp $157	base $127	+0.5pp $96	+1.0pp $64

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6605 George Washington Dr Jackson, MS	3.0	2.0	1247	$950	$0.76	15d	1	0.23mi
6521 Lyndon B Johnson Dr Jackson, MS	3.0	1.0	1180	$1,150	$0.97	24d	1	0.36mi
6521 Lyndon B Johnson Dr Jackson, MS	3.0	1.0	1180	$1,100	$0.93	15d	1	0.36mi
6731 George Washington Dr Jackson, MS	3.0	2.0	1134	$1,300	$1.15	24d	1	0.47mi
6731 George Washington Dr Jackson, MS	3.0	2.0	1134	$1,200	$1.06	15d	1	0.47mi
6513 Abraham Lincoln Dr Jackson, MS	3.0	1.5	1330	$950	$0.71	15d	1	0.53mi

Listing history 11 events

1. 2026-06-08
   days on market $119,900 Active 138 DOM
2. 2026-06-07
   days on market $119,900 Active 137 DOM
3. 2026-06-05
   days on market $119,900 Active 134 DOM
4. 2026-06-03
   days on market $119,900 Active 133 DOM
5. 2026-06-02
   days on market $119,900 Active 132 DOM
6. 2026-06-01
   days on market $119,900 Active 131 DOM
7. 2026-05-31
   days on market $119,900 Active 130 DOM
8. 2026-05-30
   days on market $119,900 Active 129 DOM
9. 2026-04-01
   status Active 478-char remark

   Show marketing remark (478 chars)

   What a great opportunity to own this 4 bedroom and 2.5 bath home. Situated in one of Jackson's well-known neighborhoods. The home features a rare Primary Suite with an executive -level layout, complete with an oversized soaking tub, a dedicated ensuite bathroom, and a massive walk-in closet . The property is fully wired with AT&T Fiber , making it an ideal move-in ready space for remote professionals,or high-bandwidth households. Call your Agent and schedule a showing!

10. 2026-03-15
    status Pending 478-char remark

    Show marketing remark (478 chars)

    What a great opportunity to own this 4 bedroom and 2.5 bath home. Situated in one of Jackson's well-known neighborhoods. The home features a rare Primary Suite with an executive -level layout, complete with an oversized soaking tub, a dedicated ensuite bathroom, and a massive walk-in closet . The property is fully wired with AT&T Fiber , making it an ideal move-in ready space for remote professionals,or high-bandwidth households. Call your Agent and schedule a showing!

11. 2026-01-05
    listed $120,000 Active 478-char remark

    Show marketing remark (478 chars)

    What a great opportunity to own this 4 bedroom and 2.5 bath home. Situated in one of Jackson's well-known neighborhoods. The home features a rare Primary Suite with an executive -level layout, complete with an oversized soaking tub, a dedicated ensuite bathroom, and a massive walk-in closet . The property is fully wired with AT&T Fiber , making it an ideal move-in ready space for remote professionals,or high-bandwidth households. Call your Agent and schedule a showing!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 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: $14,511
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$3,488
• Taxable loss: −$413
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $1,620/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 home offers a good opportunity for moderate renovations, with potential for significant value increase through updates to paint, flooring, windows, and landscaping.

Repairs flagged

• Minor Paint — Paint appears faded in some areas.
• Minor Flooring — Hardwood flooring may need refinishing.
• Minor Windows — Windows may need cleaning or replacement.
• Minor Landscaping — Landscaping is basic and could be updated for curb appeal.

Value-add opportunities

• Both Paint job — Fresh paint can improve the home's appearance and value.
• Both Floor refinishing — Refinished hardwood flooring can enhance the home's appeal and value.
• Both Window replacement — New windows can improve energy efficiency and curb appeal.
• Both Landscaping upgrade — A well-maintained landscape can significantly boost curb appeal and property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded in some areas.	Minor	$500–3,000
Flooring · Hardwood flooring may need refinishing.	Minor	$500–3,000
Windows · Windows may need cleaning or replacement.	Minor	$500–3,000
Landscaping · Landscaping is basic and could be updated for curb appeal.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Paint job — Fresh paint can improve the home's appearance and value. ↑
• Both Floor refinishing — Refinished hardwood flooring can enhance the home's appeal and value. ↑
• Both Window replacement — New windows can improve energy efficiency and curb appeal. ↑
• Both Landscaping upgrade — A well-maintained landscape can significantly boost curb appeal and property value. ↑

ⓘ 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): 18,691
• Household income: $29,541
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1138.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 0% · 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: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-04-01 Relisted — MLSU
• 2026-03-15 Pending — MLSU
• 2026-01-05 Listed $120,000 MLSU