951 Reaves St · Jackson, MS 39204

$72,000

3 bd · 1.0 ba · 1,169 sqft · SingleFamily public records · 339 Days on market

Built 1952 0.30 ac lot $62/sqft · 135% above area

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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
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

This single family home has 3 bedrooms and 1 bathroom. Features Linoleum/Vinyl Flooring, Wood Flooring, Eat-In Kitchen/Nook, Living/Dining Combo.

Key facts

• Wood flooring
• Eat in kitchen nook
• Living dining combo

Tags

• LINOLEUM VINYL FLOORING
• WOOD FLOORING
• EAT IN KITCHEN NOOK
• LIVING DINING COMBO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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: 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 (+13.6%/yr); 121 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• At $1,194/mo this rent would consume 47% of the median local household income ($30k/yr) (locally 1099% 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 $8k of equity ($498 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 339 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask is 7479% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 339 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 1952 — 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: 1.66% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.26%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (median comp): $31,497
• List price: $72,000
• Delta: 128.59%
• 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
2805 Engleside Dr	0.19mi	3/1.0	1,200 (+3%)	0mo	$54,200	$45	86
2566 Mcdowell Cir	0.11mi	3/1.5	1,204 (+3%)	3mo	$35,000	$29	86
2813 Brookwood Dr	0.51mi	3/1.0	1,141 (-2%)	3mo	$45,000	$39	69
2716 Woodside Dr	0.60mi	3/1.5	1,184 (+1%)	0mo	$54,900	$46	68
1319 Dorgan St	0.48mi	3/2.0	1,131 (-3%)	1mo	$65,000	$57	67
2677 Shannon St	0.28mi	3/1.0	1,032 (-12%)	2mo	$60,000	$58	66
2612 Emerald Dr	0.31mi	4/2.0 (+1)	1,120 (-4%)	6mo	$55,000	$49	65
2524 Coronet Pl	0.64mi	3/1.0	1,190 (+2%)	3mo	$30,000	$25	64
2416 Paden St	0.56mi	4/2.0 (+1)	1,178 (+1%)	0mo	$84,900	$72	63
2647 Glenn St	0.69mi	3/1.0	1,050 (-10%)	2mo	$14,500	$14	49
2842 Teresa Dr	0.58mi	3/1.0	1,008 (-14%)	2mo	$35,000	$35	48
2877 Teresa Dr	0.66mi	3/1.5	1,006 (-14%)	4mo	$105,000	$104	41

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: 47.9%
• Equity multiple: 4.71×
• Total profit: $74,700
• Equity at exit: $64,863

10-year hold

• IRR: 43.7%
• Equity multiple: 11.55×
• Total profit: $212,701
• Equity at exit: $139,880

Cash invested: $20,160 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$378
• Tax from tax record: −$78 /mo · $935/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $458

Break-even live

Break-even rent $615

Max offer price $72,000

Occupancy floor 57%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	0.22mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	0.33mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	0.38mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	0.38mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	0.43mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	13d	1	0.44mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.44mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	0.62mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	0.63mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	0.68mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.68mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	0.73mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	0.78mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	43d	18	0.83mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	0.87mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	0.87mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	0.89mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	13d	1	0.89mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	0.90mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	0.90mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	13d	1	0.93mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	0.97mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	0.98mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	0.98mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	1.04mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	1.06mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.12mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	1.18mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	13d	1	1.22mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	1.31mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	43d	1	1.38mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	13d	1	1.45mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	1.46mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	1.47mi

Listing history 26 events

1. 2026-06-18
   days on market $72,000 Active 339 DOM
2. 2026-06-17
   days on market $72,000 Active 338 DOM
3. 2026-06-16
   days on market $72,000 Active 337 DOM
4. 2026-06-15
   days on market $72,000 Active 336 DOM
5. 2026-06-14
   days on market $72,000 Active 334 DOM
6. 2026-06-13
   days on market $72,000 Active 333 DOM
7. 2026-06-10
   days on market $72,000 Active 331 DOM
8. 2026-06-09
   days on market $72,000 Active 330 DOM
9. 2026-06-08
   days on market $72,000 Active 329 DOM
10. 2026-06-07
    days on market $72,000 Active 328 DOM
11. 2026-06-05
    days on market $72,000 Active 325 DOM
12. 2026-06-03
    days on market $72,000 Active 324 DOM
13. 2026-06-02
    days on market $72,000 Active 323 DOM
14. 2026-06-01
    days on market $72,000 Active 322 DOM
15. 2026-05-31
    days on market $72,000 Active 321 DOM
16. 2026-05-30
    days on market $72,000 Active 320 DOM
17. 2025-08-25
    historical $950
18. 2025-07-20
    listed $950
19. 2025-07-12
    listed $72,000 Active 145-char remark

    Show marketing remark (145 chars)

    This single family home has 3 bedrooms and 1 bathroom. Features Linoleum/Vinyl Flooring, Wood Flooring, Eat-In Kitchen/Nook, Living/Dining Combo.

20. 2023-07-03
    historical
21. 2023-05-24
    soldstatus
22. 2014-01-07
    soldstatus
23. 2009-06-15
    historical
24. 2008-12-11
    listed $35,900
25. 1990-08-04
    soldstatus
26. 1965-06-03
    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: $935 · $78/mo
• Projected year-2 tax: $935 · $78/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 6/10 Major FEMA zone X (unshaded) · 69% 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: $14,331
• − Mortgage interest: −$4,033
• − Property taxes: −$935
• − Insurance: −$360
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$2,095
• Taxable income: $4,615
• Est. tax owed @ 24.0%: −$1,108
• After-tax cash flow: $4,388/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

+100.6% since first listed

10 events — show timeline

• 2025-08-25 Rental Removed $950 APPFOLIO
• 2025-07-20 Listed for Rent $950 APPFOLIO
• 2025-07-12 Listed $72,000 MLSU
• 2023-07-03 Rental Removed — BUILDIUM
• 2023-05-24 Sold (Public Records) — Public Records
• 2014-01-07 Sold (Public Records) — Public Records
• 2009-06-15 Listing Removed — MLSU
• 2008-12-11 Listed $35,900 MLSU
• 1990-08-04 Sold (Public Records) — Public Records
• 1965-06-03 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $935 · +2.2% YoY. Source: county tax records.