746 Dorgan St · Jackson, MS 39204

$55,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 150 Days on market

Built 1958 0.40 ac lot $46/sqft · 66% 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

INVESTORS ALERT-CASH FLOW BONANZA (TENANT IN PLACE) ENJOY FIRST DAY RENTAL INCOME CALL YOUR REALTOR

Key facts

• 0.4 acre lot
• Parking
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $1,210/mo this rent would consume 48% 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 $6k of equity ($380 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 + 8.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y 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 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1958 — 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: 2.20% ✓
• Cap rate: 18.63%
• Cash-on-cash: 44.07%
• DSCR: 2.96
• GRM: 3.8

CMA / ARV

• ARV (median comp): $36,274
• List price: $55,000
• Delta: 51.62%
• 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
2416 Paden St	0.23mi	4/2.0 (+1)	1,178 (-2%)	0mo	$84,900	$72	81
2805 Engleside Dr	0.37mi	3/1.0	1,200 (0%)	0mo	$54,200	$45	79
2524 Coronet Pl	0.37mi	3/1.0	1,190 (-1%)	3mo	$30,000	$25	75
2566 Mcdowell Cir	0.45mi	3/1.5	1,204 (+0%)	3mo	$35,000	$29	74
545 Merigold Dr	0.56mi	3/2.0	1,220 (+2%)	4mo	$79,000	$65	67
2112 Paden St	0.49mi	3/1.0	1,259 (+5%)	1mo	$35,000	$28	64
931 Stuart St	0.25mi	3/2.0	1,363 (+14%)	3mo	$32,500	$24	63
2261 Paden St	0.31mi	3/2.0	1,369 (+14%)	3mo	$70,000	$51	60
1319 Dorgan St	0.72mi	3/2.0	1,131 (-6%)	1mo	$65,000	$57	56
2647 Glenn St	0.38mi	3/1.0	1,050 (-12%)	2mo	$14,500	$14	56
2813 Brookwood Dr	0.73mi	3/1.0	1,141 (-5%)	3mo	$45,000	$39	51
2677 Shannon St	0.58mi	3/1.0	1,032 (-14%)	2mo	$60,000	$58	44

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: 62.3%
• Equity multiple: 5.70×
• Total profit: $72,392
• Equity at exit: $49,548

10-year hold

• IRR: 57.9%
• Equity multiple: 14.04×
• Total profit: $200,742
• Equity at exit: $106,853

Cash invested: $15,400 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,210 high
• Mortgage (P&I): −$288
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $566

Break-even live

Break-even rent $494

Max offer price $55,000

Occupancy floor 48%

Sensitivity live

Price	-10% $597	-5% $581	+0% $566	+5% $550	+10% $534
Rent	-10% $470	-5% $518	+0% $566	+5% $613	+10% $661
Rate	-1.0pp $593	-0.5pp $580	base $566	+0.5pp $551	+1.0pp $537

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	0.22mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	0.26mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	0.44mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	44d	18	0.55mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	0.66mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	0.66mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	0.66mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	0.75mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	0.75mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	14d	1	0.85mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	24d	1	0.85mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	0.97mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	0.99mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	44d	1	0.99mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	1.01mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	1.01mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	1.03mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	44d	1	1.03mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.06mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	14d	1	1.12mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	1.24mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	1.24mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	1.29mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	24d	1	1.31mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	1.31mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	1.33mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	1.39mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	1.43mi

Listing history 32 events

1. 2026-06-18
   days on market $55,000 Active 150 DOM
2. 2026-06-17
   days on market $55,000 Active 149 DOM
3. 2026-06-16
   days on market $55,000 Active 148 DOM
4. 2026-06-15
   days on market $55,000 Active 147 DOM
5. 2026-05-30
   days on market $55,000 Active 145 DOM
6. 2026-01-05
   listed $55,000 Active 107-char remark

   Show marketing remark (107 chars)

   INVESTORS ALERT-CASH FLOW BONANZA (TENANT IN PLACE) ENJOY FIRST DAY RENTAL INCOME CALL YOUR REALTOR

7. 2025-12-29
   historical
8. 2025-12-11
   price $55,000
9. 2025-10-27
   listed $65,000 Active
10. 2025-04-28
    status Active
11. 2025-04-18
    status Pending
12. 2025-04-18
    historical
13. 2025-01-25
    status Active
14. 2025-01-23
    historical
15. 2024-11-23
    listed $60,000 Active
16. 2023-06-08
    soldstatus
17. 2022-10-14
    soldstatus Closed
18. 2022-09-30
    status Pending
19. 2022-07-21
    status Active
20. 2022-07-15
    status Pending
21. 2022-06-22
    status Active
22. 2022-06-17
    status Pending
23. 2022-05-31
    price $33,000
24. 2022-04-04
    status Active
25. 2022-03-23
    status Pending
26. 2022-03-21
    listed $35,000 Active
27. 2020-08-11
    soldstatus
28. 2016-07-07
    soldstatus
29. 2014-08-12
    soldstatus
30. 2008-10-17
    soldstatus
31. 1990-04-30
    soldstatus
32. 1972-12-07
    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: $945 · $79/mo
• Projected year-2 tax: $945 · $79/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 6 d/yr ≥108°F today · 17 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: $14,516
• − Mortgage interest: −$3,081
• − Property taxes: −$945
• − Insurance: −$275
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$1,600
• Taxable income: $6,293
• Est. tax owed @ 24.0%: −$1,510
• After-tax cash flow: $5,276/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

+57.1% since first listed

27 events — show timeline

• 2026-01-05 Listed $55,000 MLSU
• 2025-12-29 Listing Removed — MLSU
• 2025-12-11 Price Changed $55,000 MLSU
• 2025-10-27 Listed $65,000 MLSU
• 2025-04-28 Relisted — MLSU
• 2025-04-18 Pending — MLSU
• 2025-04-18 Listing Removed — MLSU
• 2025-01-25 Relisted — MLSU
• 2025-01-23 Listing Removed — MLSU
• 2024-11-23 Listed $60,000 MLSU
• 2023-06-08 Sold (Public Records) — Public Records
• 2022-10-14 Sold (MLS) — MLSU
• 2022-09-30 Pending — MLSU
• 2022-07-21 Relisted — MLSU
• 2022-07-15 Pending — MLSU
• 2022-06-22 Relisted — MLSU
• 2022-06-17 Pending — MLSU
• 2022-05-31 Price Changed $33,000 MLSU
• 2022-04-04 Relisted — MLSU
• 2022-03-23 Pending — MLSU
• 2022-03-21 Listed $35,000 MLSU
• 2020-08-11 Sold (Public Records) — Public Records
• 2016-07-07 Sold (Public Records) — Public Records
• 2014-08-12 Sold (Public Records) — Public Records
• 2008-10-17 Sold (Public Records) — Public Records
• 1990-04-30 Sold (Public Records) — Public Records
• 1972-12-07 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $945 · +1.3% YoY. Source: county tax records.