1062 Autumn St · Jackson, MS 39212

$84,900

3 bd · 2.0 ba · 1,305 sqft · SingleFamily public records · 85 Days on market

Built 1966 0.26 ac lot $65/sqft · 29% above area Est $73k · 16% 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 +9.9/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting 3-bedroom, 2-bath home offering comfortable living and a functional layout. Enjoy spacious bedrooms, a bright living area, and plenty of room for relaxing or entertaining. A great opportunity for homeowners or investors looking for value and potential in a convenient location.

Key facts

• 0.26 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% 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: 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 (+4.2%/yr); 302 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $587 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 1.49% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.28%
• DSCR: 1.86
• GRM: 5.6

CMA / ARV

• ARV (median comp): $73,475
• List price: $84,900
• Delta: 15.55%
• 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
1907 Bienville Dr	0.29mi	3/2.0	1,308 (+0%)	4mo	$69,000	$53	82
3144 Fleetwood Dr	0.15mi	3/2.0	1,204 (-8%)	1mo	$59,900	$50	79
1026 Branch St	0.21mi	3/2.0	1,236 (-5%)	3mo	$55,000	$44	79
1928 Teakwood Dr	0.41mi	3/2.0	1,299 (-0%)	3mo	$68,000	$52	78
983 Branch St	0.27mi	3/2.0	1,252 (-4%)	4mo	$60,000	$48	77
1416 Wooddell Dr	0.41mi	3/2.0	1,357 (+4%)	4mo	$35,000	$26	70
3114 Suncrest Dr	0.13mi	4/2.0 (+1)	1,432 (+10%)	3mo	$64,900	$45	70
1423 Woody Dr	0.38mi	3/1.5	1,404 (+8%)	2mo	$24,900	$18	66
1340 Woody Dr	0.44mi	3/1.0	1,208 (-7%)	1mo	$59,900	$50	62
1010 Deryll St	0.45mi	3/2.0	1,143 (-12%)	3mo	$49,900	$44	56
1636 Smallwood St	0.49mi	2/1.0 (-1)	1,432 (+10%)	1mo	$17,000	$12	51
2920 Lakewood Dr	0.63mi	4/2.0 (+1)	1,125 (-14%)	1mo	$69,900	$62	42

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: 12.7%
• Equity multiple: 1.51×
• Total profit: $12,188
• Equity at exit: $12,659

10-year hold

• IRR: 22.6%
• Equity multiple: 3.05×
• Total profit: $48,743
• Equity at exit: $7,341

Cash invested: $23,772 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,263 high
• Mortgage (P&I): −$445
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $382

Break-even live

Break-even rent $779

Max offer price $84,900

Occupancy floor 65%

Sensitivity live

Price	-10% $430	-5% $406	+0% $382	+5% $358	+10% $334
Rent	-10% $282	-5% $332	+0% $382	+5% $432	+10% $482
Rate	-1.0pp $425	-0.5pp $404	base $382	+0.5pp $360	+1.0pp $338

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	44d	1	0.27mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	24d	1	0.29mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	14d	1	0.45mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	24d	1	0.45mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	14d	1	0.47mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	22d	1	0.47mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	44d	1	0.48mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	24d	1	0.51mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	24d	1	0.51mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	0.54mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	24d	1	0.57mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	0.73mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	0.73mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	0.73mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	0.74mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	0.76mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	0.86mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	0.98mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	1.00mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	24d	1	1.05mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	1.09mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	1.09mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	24d	1	1.10mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	14d	1	1.10mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	14d	1	1.17mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	1.17mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	1.17mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	44d	1	1.25mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	1.28mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	44d	1	1.29mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	14d	1	1.31mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	1.35mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	44d	1	1.36mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	1.44mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	1.50mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	1.50mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	24d	1	1.50mi

Listing history 28 events

1. 2026-06-18
   days on market $84,900 Active 85 DOM
2. 2026-06-17
   days on market $84,900 Active 84 DOM
3. 2026-06-16
   days on market $84,900 Active 83 DOM
4. 2026-06-15
   days on market $84,900 Active 82 DOM
5. 2026-06-14
   days on market $84,900 Active 80 DOM
6. 2026-06-13
   days on market $84,900 Active 79 DOM
7. 2026-06-10
   days on market $84,900 Active 77 DOM
8. 2026-06-09
   days on market $84,900 Active 76 DOM
9. 2026-06-08
   days on market $84,900 Active 75 DOM
10. 2026-06-07
    days on market $84,900 Active 74 DOM
11. 2026-06-05
    pricedays on market $84,900 Active 71 DOM
12. 2026-06-03
    days on market $89,900 Active 70 DOM
13. 2026-06-02
    days on market $89,900 Active 69 DOM
14. 2026-06-01
    days on market $89,900 Active 68 DOM
15. 2026-05-31
    days on market $89,900 Active 67 DOM
16. 2026-05-30
    days on market $89,900 Active 66 DOM
17. 2026-05-08
    price $89,900 302-char remark

    Show marketing remark (302 chars)

    Welcome to this inviting 3-bedroom, 2-bath home offering comfortable living and a functional layout. Enjoy spacious bedrooms, a bright living area, and plenty of room for relaxing or entertaining. A great opportunity for homeowners or investors looking for value and potential in a convenient location.

18. 2026-03-25
    listed $99,000 Active 302-char remark

    Show marketing remark (302 chars)

    Welcome to this inviting 3-bedroom, 2-bath home offering comfortable living and a functional layout. Enjoy spacious bedrooms, a bright living area, and plenty of room for relaxing or entertaining. A great opportunity for homeowners or investors looking for value and potential in a convenient location.

19. 2015-02-18
    soldstatus 372-char remark

    Show marketing remark (372 chars)

    Family/Dining combo, large den with fireplace, breakfast nook, 3br/2ba, cover patio, and pool. This is for owner occupants purchasing a HUD Home with FHA financing. SOLD AS IS WHERE IS WITH NO DISCLOSURES. CASE # 281-308381 FHA Financing. LISTED AS UI (UNINSURED) 203K Eligible:Yes. EHO Language: Equal Housing Opportunity. Taxes are estimated from Simpson County Assessor

20. 2015-02-10
    soldstatus
21. 2014-11-02
    listed $33,500 372-char remark

    Show marketing remark (372 chars)

    Family/Dining combo, large den with fireplace, breakfast nook, 3br/2ba, cover patio, and pool. This is for owner occupants purchasing a HUD Home with FHA financing. SOLD AS IS WHERE IS WITH NO DISCLOSURES. CASE # 281-308381 FHA Financing. LISTED AS UI (UNINSURED) 203K Eligible:Yes. EHO Language: Equal Housing Opportunity. Taxes are estimated from Simpson County Assessor

22. 2013-10-31
    historical
23. 2013-05-07
    listed $79,900
24. 2004-03-24
    soldstatus
25. 2004-03-23
    soldstatus
26. 2003-08-15
    listed $89,000
27. 1998-09-25
    soldstatus
28. 1969-05-31
    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: $1,621 · $135/mo
• Projected year-2 tax: $1,621 · $135/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 3/10 Moderate
• 🌡 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: $15,154
• − Mortgage interest: −$4,756
• − Property taxes: −$1,621
• − Insurance: −$424
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$2,470
• Taxable income: $3,458
• Est. tax owed @ 24.0%: −$830
• After-tax cash flow: $3,753/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

+1.0% since first listed

12 events — show timeline

• 2026-05-08 Price Changed $89,900 MLSU
• 2026-03-25 Listed $99,000 MLSU
• 2015-02-18 Sold (MLS) — MLSU
• 2015-02-10 Sold (Public Records) — Public Records
• 2014-11-02 Listed $33,500 MLSU
• 2013-10-31 Listing Removed — MLSU
• 2013-05-07 Listed $79,900 MLSU
• 2004-03-24 Sold (Public Records) — Public Records
• 2004-03-23 Sold (MLS) — MLSU
• 2003-08-15 Listed $89,000 MLSU
• 1998-09-25 Sold (Public Records) — Public Records
• 1969-05-31 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,621 · +2.7% YoY. Source: county tax records.