3728 Cromwell St · Jackson, MS 39213

$19,500

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 40 Days on market

Built 1942 7,405 sqft lot $29/sqft · 47% below area Est $38k · 49% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

💰 Deal Snapshot Price: $19,500 Beds/Baths: 2/1 Size: ~699 sqft Your rent estimate: $870 Zillow rent estimate: ~$986/mo Section 8 potential: up to ~$1,200-$1,288 📊 Rent Reality Check (Important) Actual comps nearby: Similar homes rent for: $850-$1,050 in the zip Nearby property: ~$986 estimate for THIS house ~$999-$1,122 for similar nearby homes 👉 Your $870 estimate = conservative (safe) 👉 Realistic range: $900-$1,050 📈 Return Breakdown 💵 Scenario 1: Conservative ($900 rent) Annual rent: $10,800 Expenses (taxes, repairs, vacancy): ~$3,500 Net: ~$7,300 👉 Return: ~37% 🏆 Scenario 2: Section 8 (~$1,200) Annual rent: ~$14,400 Expenses similar

Key facts

• 7,405 sq ft lot
• Built 1942
• Listed 40 days

🏷️ Possibly a rental listed for sale. The $19,500 price doesn't fit this home's estimated sale value (~$38,427) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($869 rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.
• Cap rate 39.5% 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: Dawson Elementary School (math 8% / reading 17%, grade F, #296 of 375 statewide, top 82%, 192 students, 100% FRL); Brinkley Middle School (math 8% / reading 8%, grade F, #165 of 179 statewide, top 93%, 354 students, 100% FRL); Lanier High School (math 3% / reading 2%, grade F, #197 of 197 statewide, top 100%, 603 students, 100% FRL).
• Market conditions: 81 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($135 loan paydown + $2k 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 1942 — 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 $18,915 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1942 — 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: 4.46% ✓
• Cap rate: 39.53%
• Cash-on-cash: 118.70%
• DSCR: 6.28
• GRM: 1.9

CMA / ARV

• ARV (median comp): $38,427
• List price: $19,500
• Delta: -49.25%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.25×
• Total profit: $45,038
• Equity at exit: $17,567

10-year hold

• IRR: —
• Equity multiple: 20.34×
• Total profit: $105,620
• Equity at exit: $37,884

Cash invested: $5,460 (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: 1.9×

Monthly cashflow live

• Estimated rent: $869 medium
• Mortgage (P&I): −$102
• Tax from tax record: −$36 /mo · $432/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $540

Break-even live

Break-even rent $185

Max offer price $19,500

Occupancy floor 33%

Sensitivity live

Price	-10% $551	-5% $546	+0% $540	+5% $535	+10% $529
Rent	-10% $471	-5% $506	+0% $540	+5% $574	+10% $609
Rate	-1.0pp $550	-0.5pp $545	base $540	+0.5pp $535	+1.0pp $530

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: $4,875
• Closing costs: $585
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3380 Shady Oaks St Unit B Jackson, MS	2.0	1.0	721	$871	$1.21	25d	1	0.80mi
3380 Shady Oaks St Unit D Jackson, MS	2.0	1.0	721	$832	$1.15	46d	1	0.80mi
3380 Shady Oaks St Jackson, MS	2.0	1.0	721	$871	$1.21	16d	1	0.80mi
1175 Eminence Row Jackson, MS	2.0	1.0	700	$650	$0.93	46d	1	1.16mi

Listing history 18 events

1. 2026-05-11
   status Pending
2. 2026-04-01
   listed $19,500 Active
3. 2022-07-01
   price $695
4. 2021-10-02
   historical
5. 2018-05-04
   soldstatus
6. 2018-05-03
   soldstatus
7. 2018-02-13
   listed $16,900
8. 2018-02-02
   historical
9. 2017-11-18
   listed $16,900
10. 2014-10-15
    soldstatus
11. 2012-01-10
    soldstatus
12. 2012-01-05
    soldstatus
13. 2010-08-23
    listed $13,800
14. 2008-08-15
    soldstatus
15. 2008-04-03
    listed $6,900
16. 2004-01-27
    soldstatus
17. 2001-08-08
    soldstatus
18. 1970-06-11
    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: $432 · $36/mo
• Projected year-2 tax: $432 · $36/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 ≥109°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: $10,427
• − Mortgage interest: −$1,092
• − Property taxes: −$432
• − Insurance: −$98
• − Repairs & maintenance: −$834
• − Management: −$834
• − Depreciation: −$567
• Taxable income: $6,570
• Est. tax owed @ 24.0%: −$1,577
• After-tax cash flow: $4,904/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): 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

+182.6% since first listed

18 events — show timeline

• 2026-05-11 Pending — MLSU
• 2026-04-01 Listed $19,500 MLSU
• 2022-07-01 Price Changed $695 RENT.
• 2021-10-02 Listing Removed — MLSU
• 2018-05-04 Sold (MLS) — MLSU
• 2018-05-03 Sold (Public Records) — Public Records
• 2018-02-13 Listed $16,900 MLSU
• 2018-02-02 Listing Removed — MLSU
• 2017-11-18 Listed $16,900 MLSU
• 2014-10-15 Sold (Public Records) — Public Records
• 2012-01-10 Sold (MLS) — MLSU
• 2012-01-05 Sold (Public Records) — Public Records
• 2010-08-23 Listed $13,800 MLSU
• 2008-08-15 Sold (Public Records) — Public Records
• 2008-04-03 Listed $6,900 MLSU
• 2004-01-27 Sold (Public Records) — Public Records
• 2001-08-08 Sold (Public Records) — Public Records
• 1970-06-11 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $432 · +0.0% YoY. Source: county tax records.