1132 Verbena St · Jackson, MS 39212

$49,900

3 bd · 2.0 ba · 1,645 sqft · SingleFamily public records · 65 Days on market

Built 1966 10,454 sqft lot $30/sqft · 32% below area Est $74k · 32% under

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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
• 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

Welcome to 1132 Verbena St, Jackson, MS. This property has 3 bedrooms and 2 full baths. Living room dining room combination with a eat in dining off the kitchen. There's a large family room with a fireplace. Huge fenced backyard with plenty of room for the little ones and the fur babies to play. Auction Dates are *** 5/17/26 to 5/19/26. *** This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. Under FinCEN's new RRE Rule, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately financed or HELOC. Purchasers may use any lender they choose to finance the purchase of the property, however, Seller requires that all non-cash offers be pre-qualified by NewRez prior to negotiation of the offer.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1966

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% 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 (+4.2%/yr); 302 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price.
• 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 $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 2.52% ✓
• Cap rate: 18.58%
• Cash-on-cash: 43.89%
• DSCR: 2.95
• GRM: 3.3

CMA / ARV

• ARV (median comp): $73,742
• List price: $49,900
• Delta: -32.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1027 Autumn St	0.33mi	3/2.0	1,694 (+3%)	1mo	$84,900	$50	78
1244 Cooper Rd	0.39mi	3/2.0	1,680 (+2%)	2mo	$65,000	$39	77
1119 Primrose St	0.09mi	3/2.0	1,785 (+8%)	8mo	$135,000	$76	75
3114 Suncrest Dr	0.23mi	4/2.0 (+1)	1,432 (-13%)	3mo	$64,900	$45	60
3320 Ridgeland Dr	0.33mi	3/1.5	1,850 (+12%)	4mo	$56,000	$30	59
1357 Canterbury Ln	0.66mi	4/2.0 (+1)	1,698 (+3%)	2mo	$105,000	$62	58
3453 Shannon Dale Dr	0.66mi	3/2.0	1,683 (+2%)	11mo	$150,000	$89	56
1943 Bienville Dr	0.59mi	3/2.0	1,484 (-10%)	8mo	$25,000	$17	50
3121 Woodvile Cir	0.26mi	4/3.0 (+1)	1,872 (+14%)	9mo	$80,000	$43	48
3246 Longwood Dr	0.64mi	3/2.0	1,835 (+12%)	6mo	$150,000	$82	46
1423 Woody Dr	0.65mi	3/1.5	1,404 (-15%)	2mo	$24,900	$18	42
3302 Cherrywood Dr	0.64mi	3/2.0	1,416 (-14%)	11mo	$80,000	$56	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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: 42.5%
• Equity multiple: 2.87×
• Total profit: $26,140
• Equity at exit: $7,440

10-year hold

• IRR: 49.3%
• Equity multiple: 6.13×
• Total profit: $71,715
• Equity at exit: $4,314

Cash invested: $13,972 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$262
• Tax from tax record: −$199 /mo · $2,386/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $511

Break-even live

Break-even rent $609

Max offer price $49,900

Occupancy floor 54%

Sensitivity live

Price	-10% $682	-5% $665	+0% $511	+5% $497	+10% $483
Rent	-10% $412	-5% $461	+0% $511	+5% $561	+10% $610
Rate	-1.0pp $536	-0.5pp $524	base $511	+0.5pp $498	+1.0pp $485

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	44d	1	0.16mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	14d	1	0.22mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	24d	1	0.28mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	14d	1	0.29mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	0.49mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	44d	1	0.64mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	24d	1	0.68mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	24d	1	0.70mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	0.80mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	24d	1	0.86mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	24d	1	0.87mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	0.91mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	0.93mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	0.99mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	0.99mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	1.03mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	44d	1	1.04mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	14d	1	1.04mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	1.14mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.22mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	1.27mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	44d	1	1.35mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	1.38mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	24d	1	1.42mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	44d	1	1.43mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	1.46mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	1.46mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	1.46mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	14d	1	1.47mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	14d	1	1.47mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	24d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $49,900 Active 65 DOM
2. 2026-06-17
   days on market $49,900 Active 64 DOM
3. 2026-06-16
   days on market $49,900 Active 63 DOM
4. 2026-06-15
   price $49,900 Active 62 DOM
5. 2026-06-15
   days on market $69,900 Active 62 DOM
6. 2026-06-14
   days on market $69,900 Active 60 DOM
7. 2026-06-13
   days on market $69,900 Active 59 DOM
8. 2026-06-10
   days on market $69,900 Active 57 DOM
9. 2026-06-09
   days on market $69,900 Active 56 DOM
10. 2026-06-08
    days on market $69,900 Active 55 DOM
11. 2026-06-07
    days on market $69,900 Active 54 DOM
12. 2026-06-05
    days on market $69,900 Active 51 DOM
13. 2026-06-03
    days on market $69,900 Active 50 DOM
14. 2026-06-02
    days on market $69,900 Active 49 DOM
15. 2026-06-01
    days on market $69,900 Active 48 DOM
16. 2026-05-31
    days on market $69,900 Active 47 DOM
17. 2026-05-30
    days on market $69,900 Active 46 DOM
18. 2026-04-14
    listed $69,900 Active 1063-char remark

    Show marketing remark (1063 chars)

    Welcome to 1132 Verbena St, Jackson, MS. This property has 3 bedrooms and 2 full baths. Living room dining room combination with a eat in dining off the kitchen. There's a large family room with a fireplace. Huge fenced backyard with plenty of room for the little ones and the fur babies to play. Auction Dates are *** 5/17/26 to 5/19/26. *** This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. Under FinCEN's new RRE Rule, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately financed or HELOC. Purchasers may use any lender they choose to finance the purchase of the property, however, Seller requires that all non-cash offers be pre-qualified by NewRez prior to negotiation of the offer.

19. 2006-04-12
    soldstatus
20. 1995-10-30
    soldstatus
21. 1975-11-26
    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: $2,386 · $199/mo
• Projected year-2 tax: $2,386 · $199/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 3/10 Moderate
• 🌡 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: $15,074
• − Mortgage interest: −$2,795
• − Property taxes: −$2,386
• − Insurance: −$250
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$1,452
• Taxable income: $5,780
• Est. tax owed @ 24.0%: −$1,387
• After-tax cash flow: $4,746/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

4 events — show timeline

• 2026-04-14 Listed $69,900 MLSU
• 2006-04-12 Sold (Public Records) — Public Records
• 1995-10-30 Sold (Public Records) — Public Records
• 1975-11-26 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,386 · +2.9% YoY. Source: county tax records.