1911 Oakland Ave #13 · Jackson, MS 39213

$7,500

4 bd · 2.0 ba · 1,152 sqft · MultiFamily public records · 51 Days on market

Built 1966 4,791 sqft lot

---

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
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Investor special in North Jackson! This duplex sits on a ~0.11-acre lot and offers an opportunity for redevelopment or land hold. The existing structure is a 1966-built multi-family property and is in poor condition-full tear down recommended. Value is in the land. Great for investors looking to clear and rebuild, place new construction, or hold for future appreciation. Property previously classified as a two-family dwelling, offering flexibility for future use.

Key facts

• 4,791 sq ft lot
• Built 1966
• Listed 51 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water available; Public sewer available
• Home design: Multi-family duplex; One story
• Construction: Wood siding; Shingle roof; Built (year per public records)
• Exterior features: Rectangular lot; Lot dimensions approximately 35 x 143

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central cooling specified
• Interior features: Fixer condition
• Laundry & utility:

🏗️ New construction. The $7,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $56,734.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $8k.

Deal economics

• At list price, monthly cash flow is $968 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $8k).
• Recommended offer: $7k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.2% 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: Johnson Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 290 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,755/mo this rent would consume 71% 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 $6k of equity ($392 loan paydown + $6k 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 $16k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, 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 51 days — a 3% lower offer ($7k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 5.0% of price; flood insurance adds $66/mo.
• 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 $7,275 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.09% ✓
• Cap rate: 28.17%
• Cash-on-cash: 78.13%
• DSCR: 4.48
• GRM: 2.7

CMA / ARV

• ARV (median comp): $56,734
• List price: $7,500
• Delta: -86.78%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 83.8%
• Equity multiple: 6.83×
• Total profit: $92,585
• Equity at exit: $51,110

10-year hold

• IRR: 78.2%
• Equity multiple: 15.12×
• Total profit: $224,256
• Equity at exit: $110,221

Cash invested: $15,885 (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: 0.7×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$298
• Tax from tax record: −$31 /mo · $372/yr
• Insurance: −$24
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $968

Break-even live

Break-even rent $530

Max offer price $56,734

Occupancy floor 40%

Sensitivity live

Price	-10% $1,000	-5% $984	+0% $968	+5% $952	+10% $936
Rent	-10% $829	-5% $899	+0% $968	+5% $1,037	+10% $1,107
Rate	-1.0pp $996	-0.5pp $982	base $968	+0.5pp $953	+1.0pp $938

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,756
Total (2 units)			$1,755

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: $14,183
• Closing costs: $1,702
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3444 Martin Luther King Jr Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	44d	1	0.13mi
3434 Midlawn Ave Jackson, MS	4.0	2.0	1188	$1,200	$1.01	21d	1	0.21mi
2829 Comfort St Jackson, MS	3.0	2.0	1260	$1,250	$0.99	14d	1	0.52mi
2829 Comfort St Jackson, MS	3.0	1.5	1260	$1,250	$0.99	24d	1	0.52mi
3625 Liberty St Jackson, MS	3.0	1.0	1056	$1,190	$1.13	14d	1	0.85mi
2157 Ludlow Ave Unit Na Jackson, MS	3.0	2.0	1123	$1,450	$1.29	14d	1	0.93mi
2157 Ludlow Ave Jackson, MS	3.0	2.0	1123	$1,300	$1.16	44d	1	0.93mi
2566 Williamson Ave Jackson, MS	3.0	1.5	940	$1,150	$1.22	44d	1	1.01mi

Listing history 19 events

1. 2026-06-18
   days on market $7,500 Active 51 DOM
2. 2026-06-17
   days on market $7,500 Active 50 DOM
3. 2026-06-16
   days on market $7,500 Active 49 DOM
4. 2026-06-15
   days on market $7,500 Active 48 DOM
5. 2026-06-14
   days on market $7,500 Active 46 DOM
6. 2026-06-13
   days on market $7,500 Active 45 DOM
7. 2026-06-10
   days on market $7,500 Active 43 DOM
8. 2026-06-09
   days on market $7,500 Active 42 DOM
9. 2026-06-08
   days on market $7,500 Active 41 DOM
10. 2026-06-07
    days on market $7,500 Active 40 DOM
11. 2026-06-05
    days on market $7,500 Active 37 DOM
12. 2026-06-03
    days on market $7,500 Active 36 DOM
13. 2026-06-02
    days on market $7,500 Active 35 DOM
14. 2026-06-01
    days on market $7,500 Active 34 DOM
15. 2026-05-31
    days on market $7,500 Active 33 DOM
16. 2026-05-30
    days on market $7,500 Active 32 DOM
17. 2026-04-28
    listed $7,500 Active 467-char remark
18. 2019-09-20
    soldstatus
19. 1994-08-11
    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: $372 · $31/mo
• Projected year-2 tax: $372 · $31/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 7/10 Severe FEMA zone X (unshaded) · 96% 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: $21,060
• − Mortgage interest: −$3,178
• − Property taxes: −$372
• − Insurance: −$1,081
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$1,650
• Taxable income: $11,409
• Est. tax owed @ 24.0%: −$2,738
• After-tax cash flow: $8,876/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

3 events — show timeline

• 2026-04-28 Listed $7,500 MLSU
• 2019-09-20 Sold (Public Records) — Public Records
• 1994-08-11 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $372 · +1.6% YoY. Source: county tax records.