318 Cameron St · Jackson, MS 39212

$80,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 124 Days on market

Built 1957 0.55 ac lot $77/sqft · 170% 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom and 2 bath. Perfect for investors! Sold in as is condition.

Key facts

• 0.55 acre lot
• 2 parking spots
• Listed 124 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 9.9% in Jackson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Shirley Elementary School (math 2% / reading 17%, grade F, #319 of 375 statewide, top 88%, 174 students, 100% FRL); Whitten Middle School (math 4% / reading 11%, grade F, #168 of 179 statewide, top 94%, 338 students, 100% FRL); Jim Hill High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 908 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $553 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 + 4.2% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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 1957 — 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: 1.46% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.57%
• DSCR: 1.96
• GRM: 5.7

CMA / ARV

• ARV (median comp): $42,674
• List price: $80,000
• Delta: 87.47%
• 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
280 Savanna St	0.16mi	3/1.0	1,027 (-1%)	1mo	$16,900	$16	89
402 Savanna St	0.31mi	3/2.0	1,071 (+3%)	6mo	$65,000	$61	71
3940 Beaufort St	0.39mi	2/1.0 (-1)	1,004 (-4%)	2mo	$14,500	$14	70
362 E Leavell Woods Dr	0.54mi	3/1.0	1,080 (+4%)	4mo	$30,000	$28	65
3513 Hines St	0.37mi	3/2.0	1,132 (+9%)	1mo	$45,000	$40	63
245 Sykes Rd	0.53mi	3/1.5	1,008 (-3%)	15mo	$35,500	$35	56
220 Winfield St	0.21mi	3/1.0	904 (-13%)	18mo	$69,500	$77	53
301 Cooper Rd	0.74mi	3/2.0	1,008 (-3%)	5mo	$82,000	$81	52
3909 Ilano Dr	0.42mi	4/1.0 (+1)	1,182 (+14%)	1mo	$23,000	$19	51
111 Cooper Rd	0.62mi	3/1.0	980 (-6%)	13mo	$75,000	$77	51
124 S Sunset Ter	0.38mi	3/1.0	1,172 (+13%)	13mo	$49,875	$43	50
312 E E Leavell Woods Dr	0.47mi	4/2.0 (+1)	1,153 (+11%)	9mo	$50,000	$43	44

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: 15.5%
• Equity multiple: 1.63×
• Total profit: $14,143
• Equity at exit: $11,928

10-year hold

• IRR: 25.0%
• Equity multiple: 3.30×
• Total profit: $51,486
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,168 high
• Mortgage (P&I): −$420
• Tax from tax record: −$68 /mo · $810/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $403

Break-even live

Break-even rent $659

Max offer price $80,000

Occupancy floor 61%

Sensitivity live

Price	-10% $448	-5% $425	+0% $403	+5% $380	+10% $357
Rent	-10% $310	-5% $357	+0% $403	+5% $449	+10% $495
Rate	-1.0pp $443	-0.5pp $423	base $403	+0.5pp $382	+1.0pp $361

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	25d	1	0.14mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	22d	1	0.16mi
230 Savanna St Jackson, MS	2.0	1.0	782	$795	$1.02	45d	1	0.22mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	15d	1	0.28mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	25d	1	0.30mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	15d	1	0.30mi
3875 Interstate 55 Jackson, MS	1.0–2.0	1.5	800	$1,100	$1.38	15d	1	0.45mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	22d	1	0.62mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	22d	1	0.63mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	25d	1	0.92mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	45d	1	0.94mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	15d	1	1.00mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	45d	1	1.00mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	15d	1	1.01mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	45d	1	1.02mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	15d	1	1.11mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	25d	1	1.11mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	15d	1	1.29mi

Listing history 28 events

1. 2026-06-18
   days on market $80,000 Active 124 DOM
2. 2026-06-17
   days on market $80,000 Active 123 DOM
3. 2026-06-16
   days on market $80,000 Active 122 DOM
4. 2026-06-15
   days on market $80,000 Active 121 DOM
5. 2026-06-14
   days on market $80,000 Active 119 DOM
6. 2026-06-13
   days on market $80,000 Active 118 DOM
7. 2026-06-10
   days on market $80,000 Active 116 DOM
8. 2026-06-09
   days on market $80,000 Active 115 DOM
9. 2026-06-08
   days on market $80,000 Active 114 DOM
10. 2026-06-07
    days on market $80,000 Active 113 DOM
11. 2026-06-05
    days on market $80,000 Active 110 DOM
12. 2026-06-03
    days on market $80,000 Active 109 DOM
13. 2026-06-02
    days on market $80,000 Active 108 DOM
14. 2026-06-01
    days on market $80,000 Active 107 DOM
15. 2026-05-31
    days on market $80,000 Active 106 DOM
16. 2026-05-30
    days on market $80,000 Active 105 DOM
17. 2026-04-09
    price $80,000 69-char remark

    Show marketing remark (69 chars)

    4 bedroom and 2 bath. Perfect for investors! Sold in as is condition.

18. 2026-02-14
    listed $95,000 Active 69-char remark

    Show marketing remark (69 chars)

    4 bedroom and 2 bath. Perfect for investors! Sold in as is condition.

19. 2013-11-19
    soldstatus 146-char remark

    Show marketing remark (146 chars)

    3 bedrooms. 2 full baths. Kitchen. Living/dining room combo. Located at dead end of street on a large lot with fully fenced backyard and workshop.

20. 2013-11-08
    soldstatus
21. 2013-10-09
    listed $14,900 146-char remark

    Show marketing remark (146 chars)

    3 bedrooms. 2 full baths. Kitchen. Living/dining room combo. Located at dead end of street on a large lot with fully fenced backyard and workshop.

22. 2006-12-08
    soldstatus
23. 2006-09-20
    historical
24. 2006-05-03
    listed $58,000
25. 2003-03-03
    soldstatus
26. 2002-07-26
    listed $30,800
27. 1998-04-22
    soldstatus
28. 1984-08-08
    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: $810 · $68/mo
• Projected year-2 tax: $810 · $68/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 · 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: $14,021
• − Mortgage interest: −$4,481
• − Property taxes: −$810
• − Insurance: −$400
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$2,327
• Taxable income: $3,759
• Est. tax owed @ 24.0%: −$902
• After-tax cash flow: $3,930/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

+159.7% since first listed

12 events — show timeline

• 2026-04-09 Price Changed $80,000 MLSU
• 2026-02-14 Listed $95,000 MLSU
• 2013-11-19 Sold (MLS) — MLSU
• 2013-11-08 Sold (Public Records) — Public Records
• 2013-10-09 Listed $14,900 MLSU
• 2006-12-08 Sold (Public Records) — Public Records
• 2006-09-20 Listing Removed — MLSU
• 2006-05-03 Listed $58,000 MLSU
• 2003-03-03 Sold (MLS) — MLSU
• 2002-07-26 Listed $30,800 MLSU
• 1998-04-22 Sold (Public Records) — Public Records
• 1984-08-08 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $810 · +0.1% YoY. Source: county tax records.