409 N Jackson St · Crystal Springs, MS 39059

$87,000

2 bd · 1.0 ba · 1,827 sqft · SingleFamily public records · 187 Days on market

Built 1940 0.42 ac lot $48/sqft · 43% below area Est $152k · 43% under ↓ 24% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sitting on a corner lot this house in Crystal Springs MS is ready for its new homeowner. Crystal Springs sits between Jackson and Brookhaven with convenience to I-55. Hardwood floors and high ceilings with oversized bedrooms gives style and space at an affordable price. Call your real estate agent today to schedule your showing.

Key facts

• Oversized bedrooms
• Convenience to i-55
• High ceilings

Tags

• CORNER LOT
• CONVENIENCE TO I-55
• HARDWOOD FLOORS
• HIGH CEILINGS
• OVERSIZED BEDROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 4.9% in Crystal Springs — 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 59/100 on livability (#252 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Copiah County School District (rural): math 27% / reading 28% proficiency, ranked #76 of 130 in MS (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 57 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 8 units permitted in Copiah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Copiah County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $17k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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 1940 — 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: 1.61% ✓
• Cap rate: 13.44%
• Cash-on-cash: 25.52%
• DSCR: 2.14
• GRM: 5.2

CMA / ARV

• ARV (median comp): $151,510
• List price: $87,000
• Delta: -42.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Lamar St	0.18mi	3/2.0 (+1)	1,771 (-3%)	2mo	$125,000	$71	76
304 N Jackson St	0.10mi	3/2.0 (+1)	1,863 (+2%)	17mo	$199,000	$107	69
708 Lee Ave	0.35mi	3/2.0 (+1)	1,705 (-7%)	7mo	$214,900	$126	58
309 S Jackson St	0.65mi	3/2.0 (+1)	1,781 (-2%)	3mo	$155,000	$87	54
605 E Georgetown St	0.49mi	3/2.0 (+1)	1,800 (-2%)	22mo	$244,000	$136	47
100 Travis Dr	0.38mi	3/2.0 (+1)	1,571 (-14%)	4mo	$190,000	$121	47
404 W Georgetown St	0.51mi	3/2.0 (+1)	2,037 (+12%)	2mo	$252,000	$124	46
1008 E Georrgetown St	0.69mi	3/2.0 (+1)	1,829 (+0%)	15mo	$159,900	$87	46
209 S Jackson St	0.49mi	3/2.0 (+1)	1,625 (-11%)	9mo	$146,900	$90	42
200 Dallas St	0.58mi	3/2.0 (+1)	1,742 (-5%)	17mo	$225,000	$129	42
108 Founders Dr	0.71mi	3/2.0 (+1)	1,821 (-0%)	23mo	$199,500	$110	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: 19.1%
• Equity multiple: 1.78×
• Total profit: $18,907
• Equity at exit: $12,972

10-year hold

• IRR: 27.4%
• Equity multiple: 3.42×
• Total profit: $58,998
• Equity at exit: $7,522

Cash invested: $24,360 (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 39059

• Home prices YoY: -15.9%
• Active inventory: 57
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$96 /mo · $1,146/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $518

Break-even live

Break-even rent $744

Max offer price $87,000

Occupancy floor 58%

Sensitivity live

Price	-10% $567	-5% $543	+0% $518	+5% $493	+10% $469
Rent	-10% $407	-5% $463	+0% $518	+5% $573	+10% $629
Rate	-1.0pp $562	-0.5pp $540	base $518	+0.5pp $495	+1.0pp $473

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1008 Pin Oak Ln Crystal Springs, MS	3.0	2.0	1792	$1,400	$0.78	24d	1	1.39mi

Listing history 8 events

1. 2026-06-14
   status $87,000 Pending 187 DOM
2. 2026-06-13
   days on market $87,000 Active 187 DOM
3. 2026-06-12
   days on market $87,000 Active 186 DOM
4. 2026-02-16
   price $87,000 330-char remark

   Show marketing remark (330 chars)

   Sitting on a corner lot this house in Crystal Springs MS is ready for its new homeowner. Crystal Springs sits between Jackson and Brookhaven with convenience to I-55. Hardwood floors and high ceilings with oversized bedrooms gives style and space at an affordable price. Call your real estate agent today to schedule your showing.

5. 2025-12-22
   price $93,600 330-char remark

   Show marketing remark (330 chars)

   Sitting on a corner lot this house in Crystal Springs MS is ready for its new homeowner. Crystal Springs sits between Jackson and Brookhaven with convenience to I-55. Hardwood floors and high ceilings with oversized bedrooms gives style and space at an affordable price. Call your real estate agent today to schedule your showing.

6. 2025-11-27
   listed $104,000 Active 330-char remark

   Show marketing remark (330 chars)

   Sitting on a corner lot this house in Crystal Springs MS is ready for its new homeowner. Crystal Springs sits between Jackson and Brookhaven with convenience to I-55. Hardwood floors and high ceilings with oversized bedrooms gives style and space at an affordable price. Call your real estate agent today to schedule your showing.

7. 2024-08-17
   historical
8. 2024-02-15
   listed $115,000 Active

ⓘ 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: $1,146 · $96/mo
• Projected year-2 tax: $1,146 · $96/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 4/10 Moderate
• 🌡 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: $16,800
• − Mortgage interest: −$4,873
• − Property taxes: −$1,146
• − Insurance: −$435
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$2,531
• Taxable income: $5,127
• Est. tax owed @ 24.0%: −$1,230
• After-tax cash flow: $4,986/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: Copiah County School District
• NCES district ID: 2801220
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $38,801
• Composite: 23.07/100
• National rank: #7966
• State rank: #76 of 130 in MS

Livability — Crystal Springs

• Score: 59/100
• State rank: #252
• US rank: #20290

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety F User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal Springs, MS
• City population: 12,065
• Population (ZIP): 12,065

Population outlook (Copiah County) Hauer SSP2

• Today (2025): 27,625 people
• By 2030: 26,633 · -3.6%
• By 2040: 24,390 · -11.7%
• By 2050: 22,160 · -19.8%
• By 2075: 17,384 · -37.1%
• By 2100: 13,427 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 40% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Copiah

• 2024 margin: Lean R (+6.1) · D 46.5% · R 52.6%
• 2008→2024 swing: -13.0pp toward R · 2008: 7.0pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: D+1.7 2016: D+5.3 2012: D+11.4 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.34%
• Current HPI: 160.3583
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-24.3% since first listed

5 events — show timeline

• 2026-02-16 Price Changed $87,000 MLSU
• 2025-12-22 Price Changed $93,600 MLSU
• 2025-11-27 Listed $104,000 MLSU
• 2024-08-17 Listing Removed — MLSU
• 2024-02-15 Listed $115,000 MLSU

Property tax history

+3.1%/yr

Latest (2025): $1,146 · +19.9% YoY. Source: county tax records.