3920 Walker Ave · Jackson, MS 39212

$39,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 43 Days on market

Built 1950 10,018 sqft lot Est $51k · 24% under ↓ 2% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special!! This 4 bedroom, 2 bath home is located in South Jackson. This is a Fannie Mae HomePath Property!! Call me for more details!!

Key facts

• 0.23 acre lot
• 2 parking spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.8% 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: Shirley Elementary School (math 2% / reading 17%, grade F, #319 of 375 statewide, top 88%, 174 students, 100% FRL); Whitten Middle School (math 4% / reading 11%, grade F, #168 of 179 statewide, top 94%, 338 students, 100% FRL); Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k 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 + 4.2% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.06% ✓
• Cap rate: 26.77%
• Cash-on-cash: 73.14%
• DSCR: 4.25
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $51,084
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
144 Neatherwood Dr	0.17mi	3/1.0	1,205 (+1%)	14mo	$89,000	$74	78
3909 Ilano Dr	0.33mi	4/1.0 (+1)	1,182 (-0%)	1mo	$23,000	$19	78
280 Savanna St	0.11mi	3/1.0	1,027 (-14%)	1mo	$16,900	$16	71
124 S Sunset Ter	0.50mi	3/1.0	1,172 (-1%)	13mo	$49,875	$43	64
402 Savanna St	0.31mi	3/2.0	1,071 (-10%)	6mo	$65,000	$61	60
3513 Hines St	0.61mi	3/2.0	1,132 (-5%)	1mo	$45,000	$40	59
136 N Sunset Ter	0.56mi	2/1.0 (-1)	1,233 (+4%)	12mo	$60,000	$49	53
245 Wildwood Ter	0.63mi	3/1.5	1,252 (+5%)	8mo	$136,000	$109	52
361 Creston Ave	0.41mi	4/1.0 (+1)	1,322 (+11%)	8mo	$13,900	$11	50
423 Savanna St	0.43mi	3/1.5	1,281 (+8%)	19mo	$19,900	$16	49
362 E Leavell Woods Dr	0.75mi	3/1.0	1,080 (-9%)	4mo	$30,000	$28	46
312 E E Leavell Woods Dr	0.69mi	4/2.0 (+1)	1,153 (-3%)	9mo	$50,000	$43	46

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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: 74.3%
• Equity multiple: 4.44×
• Total profit: $37,589
• Equity at exit: $5,815

10-year hold

• IRR: 78.4%
• Equity multiple: 9.58×
• Total profit: $93,706
• Equity at exit: $3,372

Cash invested: $10,920 (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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$205
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $666

Break-even live

Break-even rent $352

Max offer price $39,000

Occupancy floor 39%

Sensitivity live

Price	-10% $688	-5% $677	+0% $666	+5% $655	+10% $643
Rent	-10% $571	-5% $618	+0% $666	+5% $713	+10% $760
Rate	-1.0pp $685	-0.5pp $675	base $666	+0.5pp $655	+1.0pp $645

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	22d	1	0.06mi
230 Savanna St Jackson, MS	2.0	1.0	782	$795	$1.02	45d	1	0.20mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	15d	1	0.20mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	25d	1	0.32mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	25d	1	0.44mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	15d	1	0.44mi
3875 Interstate 55 Jackson, MS	1.0–2.0	1.5	800	$1,100	$1.38	15d	1	0.49mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	22d	1	0.60mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	22d	1	0.68mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	25d	1	1.08mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	45d	1	1.11mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	15d	1	1.13mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	45d	1	1.14mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	45d	1	1.20mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	15d	1	1.20mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	15d	1	1.32mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	25d	1	1.32mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	15d	1	1.46mi

Listing history 17 events

1. 2025-09-25
   status Pending
2. 2025-09-17
   status Active
3. 2025-09-15
   status Pending
4. 2025-08-11
   listed $39,000 Active
5. 2021-10-01
   historical
6. 2017-08-26
   soldstatus
7. 2017-08-09
   soldstatus
8. 2017-03-07
   soldstatus
9. 2017-03-07
   soldstatus
10. 2013-02-28
    soldstatus
11. 2011-05-05
    soldstatus
12. 2011-04-28
    soldstatus 143-char remark

    Show marketing remark (143 chars)

    Investor Special!! This 4 bedroom, 2 bath home is located in South Jackson. This is a Fannie Mae HomePath Property!! Call me for more details!!

13. 2010-12-21
    listed $2,000 143-char remark

    Show marketing remark (143 chars)

    Investor Special!! This 4 bedroom, 2 bath home is located in South Jackson. This is a Fannie Mae HomePath Property!! Call me for more details!!

14. 2004-04-26
    soldstatus
15. 2004-02-04
    listed $40,000
16. 1987-07-22
    soldstatus
17. 1986-04-04
    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: $688 · $57/mo
• Projected year-2 tax: $688 · $57/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 · 20 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: $14,334
• − Mortgage interest: −$2,185
• − Property taxes: −$688
• − Insurance: −$195
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$1,135
• Taxable income: $7,838
• Est. tax owed @ 24.0%: −$1,881
• After-tax cash flow: $6,105/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): 25,659
• Household income: $50,722
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1314.0

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 (86%)
• Race & ethnicity: Black 86% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1% · 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: ▼ -23.01%
• Current HPI: 174.4025
• Rent YoY: ▲ 4.23%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-2.5% since first listed

17 events — show timeline

• 2025-09-25 Pending — MLSU
• 2025-09-17 Relisted — MLSU
• 2025-09-15 Pending — MLSU
• 2025-08-11 Listed $39,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2017-08-26 Sold (Public Records) — Public Records
• 2017-08-09 Sold (Public Records) — Public Records
• 2017-03-07 Sold (Public Records) — Public Records
• 2017-03-07 Sold (Public Records) — Public Records
• 2013-02-28 Sold (Public Records) — Public Records
• 2011-05-05 Sold (Public Records) — Public Records
• 2011-04-28 Sold (MLS) — MLSU
• 2010-12-21 Listed $2,000 MLSU
• 2004-04-26 Sold (Public Records) — Public Records
• 2004-02-04 Listed $40,000 MLSU
• 1987-07-22 Sold (Public Records) — Public Records
• 1986-04-04 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $688 · +1.7% YoY. Source: county tax records.