231 Decelle St · Jackson, MS 39216

$75,000

3 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 28 Days on market

Built 1940 7,405 sqft lot

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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
• 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
• Appreciation +0.0/10.0

Listing remarks

This is a really convenient area with three bedrooms and two full baths. This home has a formal dining room and really large family room. There is a nice front porch for your morning coffee or evening libation. This home is very close to all that Fondren has to offer, including, but not limited to, shopping, movies, bowling, restaurants, medical facilities, schools, higher education entities, and so much more! For owner/occupants: This property is currently occupied by the tenant. With an accepted offer, the tenant will be given notice to vacate. For investors: This is a LONG term tenant, currently paying $1000.00 a month. The tenant would like to continue tenancy.

Key facts

• Close to schools
• Large family room
• Formal dining room

Tags

• FORMAL DINING ROOM
• LARGE FAMILY ROOM
• FRONT PORCH
• CLOSE TO SHOPPING
• CLOSE TO MEDICAL FACILITIES
• CLOSE TO SCHOOLS

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$172,872) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.5% 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: Walton Elementary School (math 2% / reading 8%, grade F, #356 of 375 statewide, top 98%, 374 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: 42 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 40% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.94% ✓
• Cap rate: 16.48%
• Cash-on-cash: 36.37%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $172,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 Dunbar St	0.22mi	3/2.0	1,362 (-1%)	2mo	$174,900	$128	87
309 Dunbar St	0.10mi	3/1.0	1,381 (+1%)	8mo	$15,000	$11	83
404 Downing St	0.27mi	4/2.0 (+1)	1,428 (+4%)	1mo	$185,000	$130	74
3526 Downing St	0.15mi	3/2.0	1,500 (+9%)	8mo	$199,000	$133	71
535 Hartfield St	0.21mi	2/1.0 (-1)	1,212 (-12%)	2mo	$165,000	$136	60
3403 Galloway Ave	0.45mi	2/1.0 (-1)	1,280 (-7%)	2mo	$155,000	$121	58
540 Woodland Hills Pl	0.47mi	2/2.5 (-1)	1,321 (-4%)	10mo	$84,900	$64	57
534 Pennsylvania Ave	0.38mi	2/2.0 (-1)	1,502 (+10%)	9mo	$184,900	$123	54
342 Iroquois Ave	0.70mi	3/1.5	1,300 (-5%)	5mo	$157,500	$121	52
3132 James Hill St	0.61mi	3/1.0	1,267 (-8%)	10mo	$9,500	$7	47
3619 Kings Hwy	0.56mi	3/2.0	1,523 (+11%)	11mo	$214,900	$141	46
3526 Old Canton Rd	0.69mi	3/2.0	1,553 (+13%)	10mo	$195,000	$126	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 2.35×
• Total profit: $28,403
• Equity at exit: $11,183

10-year hold

• IRR: 39.2%
• Equity multiple: 4.67×
• Total profit: $77,009
• Equity at exit: $6,485

Cash invested: $21,000 (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 39216

• Home prices YoY: -8.0%
• Active inventory: 42
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,456 high
• Mortgage (P&I): −$393
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $636

Break-even live

Break-even rent $650

Max offer price $75,000

Occupancy floor 51%

Sensitivity live

Price	-10% $679	-5% $658	+0% $636	+5% $615	+10% $594
Rent	-10% $521	-5% $579	+0% $636	+5% $694	+10% $751
Rate	-1.0pp $674	-0.5pp $656	base $636	+0.5pp $617	+1.0pp $597

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
327 Decelle St Unit a Jackson, MS	2.0	1.0	1120	$1,200	$1.07	45d	1	0.12mi
327 Decelle St Jackson, MS	2.0	1.0	1120	$1,000	$0.89	25d	1	0.12mi
3309 N State St Jackson, MS	2.0	1.5	1300	$1,495	$1.15	15d	1	0.28mi
3611 N State St Jackson, MS	3.0	2.5	1540	$1,800	$1.17	45d	1	0.36mi
4056 Redwing Ave Jackson, MS	3.0	2.0	1678	$1,850	$1.10	45d	1	0.69mi
4091 Pine Hill Dr Jackson, MS	3.0	2.0	1551	$3,000	$1.93	25d	1	0.73mi
4220 Council Cir Jackson, MS	3.0	2.5	1780	$1,850	$1.04	25d	1	0.76mi
2566 Williamson Ave Jackson, MS	3.0	1.5	940	$1,150	$1.22	45d	1	0.79mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	15d	1	0.99mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	25d	1	0.99mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	25d	1	1.00mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	45d	1	1.08mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	15d	1	1.08mi
1710 N State St Jackson, MS	2.0	2.0	1800	$2,450	$1.36	25d	1	1.13mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	15d	1	1.14mi
724 Meadowbrook Rd Jackson, MS	3.0	2.0	1593	$2,150	$1.35	45d	1	1.20mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	45d	1	1.22mi
220 Melbourne Rd Jackson, MS	4.0	2.0	1744	$1,350	$0.77	45d	1	1.23mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	23d	1	1.23mi
341 E Northside Dr Jackson, MS	4.0	2.0	1732	$1,775	$1.02	25d	1	1.35mi

Listing history 17 events

1. 2026-02-27
   status Pending
2. 2026-01-30
   listed $75,000 Active
3. 2023-05-12
   historical
4. 2023-02-04
   listed $85,000 Active
5. 2021-10-02
   historical
6. 2021-10-02
   historical
7. 2021-10-02
   historical
8. 2016-01-22
   soldstatus
9. 2010-03-04
   soldstatus
10. 2009-08-20
    listed $23,000
11. 2008-09-02
    listed $30,000
12. 2008-08-27
    soldstatus
13. 2008-08-25
    soldstatus
14. 2008-05-03
    listed $47,000
15. 2007-03-15
    listed $70,000
16. 1998-05-01
    soldstatus
17. 1949-01-22
    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: $1,070 · $89/mo
• Projected year-2 tax: $1,070 · $89/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 · 19 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: $17,471
• − Mortgage interest: −$4,201
• − Property taxes: −$1,070
• − Insurance: −$375
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$2,182
• Taxable income: $6,848
• Est. tax owed @ 24.0%: −$1,643
• After-tax cash flow: $5,994/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): 2,902
• Household income: $43,750
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 356.0

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 White (68%)
• Race & ethnicity: White 68% Black 31%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 2%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Other Indo-European 2% Arabic 1% Spanish 1%

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: ▼ -14.69%
• Current HPI: 168.5049
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+7.1% since first listed

17 events — show timeline

• 2026-02-27 Pending — MLSU
• 2026-01-30 Listed $75,000 MLSU
• 2023-05-12 Listing Removed — MLSU
• 2023-02-04 Listed $85,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2016-01-22 Sold (Public Records) — Public Records
• 2010-03-04 Sold (Public Records) — Public Records
• 2009-08-20 Listed $23,000 MLSU
• 2008-09-02 Listed $30,000 MLSU
• 2008-08-27 Sold (MLS) — MLSU
• 2008-08-25 Sold (Public Records) — Public Records
• 2008-05-03 Listed $47,000 MLSU
• 2007-03-15 Listed $70,000 MLSU
• 1998-05-01 Sold (Public Records) — Public Records
• 1949-01-22 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,070 · +0.7% YoY. Source: county tax records.