702 E Jackson Rd · Union, MS 39365

$69,999

3 bd · 1.0 ba · 2,432 sqft · Other public records · 354 Days on market

Built 1858 ↓ 54% since listing

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Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY!! Step back in time and enjoy a slow paced lifestyle in this Quaint home nestled on a corner lot in down town Union Mississippi! Enjoy your early morning coffee and late afternoons relaxing on the enclosed sun porch. Part of the home is currently being rented with one bedroom, bath, kitchen and living area. The remaining unoccupied portion of the home consist of a nice size kitchen, two bedrooms, laundry room and living area. ***THIS HOME IS BEING SOLD along with another 900 sqft home located next door for additional $45,000.00. GREAT OPPORTUNITY TO OWN TWO INCOME PRODUCING PROPERTIES FOR $114,999.00 while occupying the other side of the home. Both Homes being SOLD AS IS!! CALL TODAY TO VIEW!! Please give a 24 hour notice.

Key facts

• 0.3 acre lot
• Built 1858
• Listed 354 days

🏢 Co-op / cooperative unit. The $69,999 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#137 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Union Public School District (rural): math 60% / reading 47% proficiency, ranked #8 of 130 in MS (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; 3 units permitted in Newton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• Newton County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 354 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $30k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1858 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 354 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 1858 — 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. 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.
6. 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.
7. 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: 1.69% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.10%
• DSCR: 2.16
• GRM: 4.9

CMA / ARV

• ARV (median comp): $130,613
• List price: $69,999
• Delta: -46.41%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.0%
• Equity multiple: 4.33×
• Total profit: $65,305
• Equity at exit: $63,061

10-year hold

• IRR: 38.1%
• Equity multiple: 9.73×
• Total profit: $171,024
• Equity at exit: $135,993

Cash invested: $19,600 (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 39365

• Active inventory: 15
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$110 /mo · $1,315/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $426

Break-even live

Break-even rent $640

Max offer price $69,999

Occupancy floor 59%

Sensitivity live

Price	-10% $466	-5% $446	+0% $426	+5% $406	+10% $387
Rent	-10% $333	-5% $380	+0% $426	+5% $473	+10% $519
Rate	-1.0pp $462	-0.5pp $444	base $426	+0.5pp $408	+1.0pp $390

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $69,999 Active 354 DOM
2. 2026-06-18
   days on market $69,999 Active 352 DOM
3. 2026-06-17
   days on market $69,999 Active 351 DOM
4. 2026-06-16
   days on market $69,999 Active 350 DOM
5. 2026-06-15
   days on market $69,999 Active 349 DOM
6. 2026-06-13
   days on market $69,999 Active 347 DOM
7. 2026-06-12
   days on market $69,999 Active 346 DOM
8. 2026-06-09
   days on market $69,999 Active 343 DOM
9. 2026-06-08
   days on market $69,999 Active 342 DOM
10. 2026-06-07
    days on market $69,999 Active 341 DOM
11. 2026-06-07
    days on market $69,999 Active 340 DOM
12. 2026-06-04
    days on market $69,999 Active 337 DOM
13. 2026-06-02
    days on market $69,999 Active 336 DOM
14. 2026-06-01
    days on market $69,999 Active 335 DOM
15. 2026-05-31
    days on market $69,999 Active 334 DOM
16. 2026-02-27
    status Active 855-char remark

    Show marketing remark (855 chars)

    Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY!! Step back in time and enjoy a slow paced lifestyle in this Quaint home nestled on a corner lot in down town Union Mississippi! Enjoy your early morning coffee and late afternoons relaxing on the enclosed sun porch. Part of the home is currently being rented with one bedroom, bath, kitchen and living area. The remaining unoccupied portion of the home consist of a nice size kitchen, two bedrooms, laundry room and living area. ***THIS HOME IS BEING SOLD along with another 900 sqft home located next door for additional $45,000.00. GREAT OPPORTUNITY TO OWN TWO INCOME PRODUCING PROPERTIES FOR $114,999.00 while occupying the other side of the home. Both Homes being SOLD AS IS!! CALL TODAY TO VIEW!! Please give a 24 hour notice.

17. 2026-01-25
    price $69,999 855-char remark

    Show marketing remark (855 chars)

    Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY!! Step back in time and enjoy a slow paced lifestyle in this Quaint home nestled on a corner lot in down town Union Mississippi! Enjoy your early morning coffee and late afternoons relaxing on the enclosed sun porch. Part of the home is currently being rented with one bedroom, bath, kitchen and living area. The remaining unoccupied portion of the home consist of a nice size kitchen, two bedrooms, laundry room and living area. ***THIS HOME IS BEING SOLD along with another 900 sqft home located next door for additional $45,000.00. GREAT OPPORTUNITY TO OWN TWO INCOME PRODUCING PROPERTIES FOR $114,999.00 while occupying the other side of the home. Both Homes being SOLD AS IS!! CALL TODAY TO VIEW!! Please give a 24 hour notice.

18. 2025-12-03
    price $79,999 855-char remark

    Show marketing remark (855 chars)

    Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY!! Step back in time and enjoy a slow paced lifestyle in this Quaint home nestled on a corner lot in down town Union Mississippi! Enjoy your early morning coffee and late afternoons relaxing on the enclosed sun porch. Part of the home is currently being rented with one bedroom, bath, kitchen and living area. The remaining unoccupied portion of the home consist of a nice size kitchen, two bedrooms, laundry room and living area. ***THIS HOME IS BEING SOLD along with another 900 sqft home located next door for additional $45,000.00. GREAT OPPORTUNITY TO OWN TWO INCOME PRODUCING PROPERTIES FOR $114,999.00 while occupying the other side of the home. Both Homes being SOLD AS IS!! CALL TODAY TO VIEW!! Please give a 24 hour notice.

19. 2025-08-12
    status Active 855-char remark

    Show marketing remark (855 chars)

    Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY!! Step back in time and enjoy a slow paced lifestyle in this Quaint home nestled on a corner lot in down town Union Mississippi! Enjoy your early morning coffee and late afternoons relaxing on the enclosed sun porch. Part of the home is currently being rented with one bedroom, bath, kitchen and living area. The remaining unoccupied portion of the home consist of a nice size kitchen, two bedrooms, laundry room and living area. ***THIS HOME IS BEING SOLD along with another 900 sqft home located next door for additional $45,000.00. GREAT OPPORTUNITY TO OWN TWO INCOME PRODUCING PROPERTIES FOR $114,999.00 while occupying the other side of the home. Both Homes being SOLD AS IS!! CALL TODAY TO VIEW!! Please give a 24 hour notice.

20. 2025-04-24
    status Pending 855-char remark

    Show marketing remark (855 chars)

    Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY!! Step back in time and enjoy a slow paced lifestyle in this Quaint home nestled on a corner lot in down town Union Mississippi! Enjoy your early morning coffee and late afternoons relaxing on the enclosed sun porch. Part of the home is currently being rented with one bedroom, bath, kitchen and living area. The remaining unoccupied portion of the home consist of a nice size kitchen, two bedrooms, laundry room and living area. ***THIS HOME IS BEING SOLD along with another 900 sqft home located next door for additional $45,000.00. GREAT OPPORTUNITY TO OWN TWO INCOME PRODUCING PROPERTIES FOR $114,999.00 while occupying the other side of the home. Both Homes being SOLD AS IS!! CALL TODAY TO VIEW!! Please give a 24 hour notice.

21. 2025-04-24
    historical 855-char remark

    Show marketing remark (855 chars)

    Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY!! Step back in time and enjoy a slow paced lifestyle in this Quaint home nestled on a corner lot in down town Union Mississippi! Enjoy your early morning coffee and late afternoons relaxing on the enclosed sun porch. Part of the home is currently being rented with one bedroom, bath, kitchen and living area. The remaining unoccupied portion of the home consist of a nice size kitchen, two bedrooms, laundry room and living area. ***THIS HOME IS BEING SOLD along with another 900 sqft home located next door for additional $45,000.00. GREAT OPPORTUNITY TO OWN TWO INCOME PRODUCING PROPERTIES FOR $114,999.00 while occupying the other side of the home. Both Homes being SOLD AS IS!! CALL TODAY TO VIEW!! Please give a 24 hour notice.

22. 2025-02-26
    status Active 855-char remark

    Show marketing remark (855 chars)

    Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY!! Step back in time and enjoy a slow paced lifestyle in this Quaint home nestled on a corner lot in down town Union Mississippi! Enjoy your early morning coffee and late afternoons relaxing on the enclosed sun porch. Part of the home is currently being rented with one bedroom, bath, kitchen and living area. The remaining unoccupied portion of the home consist of a nice size kitchen, two bedrooms, laundry room and living area. ***THIS HOME IS BEING SOLD along with another 900 sqft home located next door for additional $45,000.00. GREAT OPPORTUNITY TO OWN TWO INCOME PRODUCING PROPERTIES FOR $114,999.00 while occupying the other side of the home. Both Homes being SOLD AS IS!! CALL TODAY TO VIEW!! Please give a 24 hour notice.

23. 2025-02-23
    historical 855-char remark

    Show marketing remark (855 chars)

    Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY!! Step back in time and enjoy a slow paced lifestyle in this Quaint home nestled on a corner lot in down town Union Mississippi! Enjoy your early morning coffee and late afternoons relaxing on the enclosed sun porch. Part of the home is currently being rented with one bedroom, bath, kitchen and living area. The remaining unoccupied portion of the home consist of a nice size kitchen, two bedrooms, laundry room and living area. ***THIS HOME IS BEING SOLD along with another 900 sqft home located next door for additional $45,000.00. GREAT OPPORTUNITY TO OWN TWO INCOME PRODUCING PROPERTIES FOR $114,999.00 while occupying the other side of the home. Both Homes being SOLD AS IS!! CALL TODAY TO VIEW!! Please give a 24 hour notice.

24. 2024-11-13
    price $89,999 855-char remark

    Show marketing remark (855 chars)

    Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY!! Step back in time and enjoy a slow paced lifestyle in this Quaint home nestled on a corner lot in down town Union Mississippi! Enjoy your early morning coffee and late afternoons relaxing on the enclosed sun porch. Part of the home is currently being rented with one bedroom, bath, kitchen and living area. The remaining unoccupied portion of the home consist of a nice size kitchen, two bedrooms, laundry room and living area. ***THIS HOME IS BEING SOLD along with another 900 sqft home located next door for additional $45,000.00. GREAT OPPORTUNITY TO OWN TWO INCOME PRODUCING PROPERTIES FOR $114,999.00 while occupying the other side of the home. Both Homes being SOLD AS IS!! CALL TODAY TO VIEW!! Please give a 24 hour notice.

25. 2024-08-23
    listed $99,900 Active 855-char remark

    Show marketing remark (855 chars)

    Property could readily be zoned Commercial upon town board approval, if buyer desires! INCOME PRODUCING PROPERTY!! Step back in time and enjoy a slow paced lifestyle in this Quaint home nestled on a corner lot in down town Union Mississippi! Enjoy your early morning coffee and late afternoons relaxing on the enclosed sun porch. Part of the home is currently being rented with one bedroom, bath, kitchen and living area. The remaining unoccupied portion of the home consist of a nice size kitchen, two bedrooms, laundry room and living area. ***THIS HOME IS BEING SOLD along with another 900 sqft home located next door for additional $45,000.00. GREAT OPPORTUNITY TO OWN TWO INCOME PRODUCING PROPERTIES FOR $114,999.00 while occupying the other side of the home. Both Homes being SOLD AS IS!! CALL TODAY TO VIEW!! Please give a 24 hour notice.

26. 2024-05-01
    historical
27. 2024-03-15
    price $99,999
28. 2023-11-11
    price $120,000
29. 2023-10-16
    status Active
30. 2023-10-07
    historical
31. 2023-04-11
    listed $151,296 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: $1,315 · $110/mo
• Projected year-2 tax: $1,315 · $110/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 6/10 Major 7 d/yr ≥108°F today · 21 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: $14,159
• − Mortgage interest: −$3,921
• − Property taxes: −$1,315
• − Insurance: −$350
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$2,036
• Taxable income: $4,271
• Est. tax owed @ 24.0%: −$1,025
• After-tax cash flow: $4,090/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: Union Public School District
• NCES district ID: 2804380
• Math proficiency: 60% ▼ -5.00%
• Reading proficiency: 47% ▼ -3.00%
• Median HH income: $33,570
• Composite: 44.18/100
• National rank: #2855
• State rank: #8 of 130 in MS

Livability — Union

• Score: 64/100
• State rank: #137
• US rank: #14616

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union, MS
• Population (ZIP): 7,976

Population outlook (Newton County) Hauer SSP2

• Today (2025): 21,329 people
• By 2030: 20,990 · -1.6%
• By 2040: 20,188 · -5.3%
• By 2050: 19,212 · -9.9%
• By 2075: 16,424 · -23.0%
• By 2100: 13,006 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 19% Two or more races 4%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.2%
• 2008→2024 swing: -9.2pp toward R · 2008: -34.1pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+38.5 2016: R+39.3 2012: R+31.4 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 55.17%
• Current HPI: 201.72
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-53.7% since first listed

16 events — show timeline

• 2026-02-27 Relisted — MLSU
• 2026-01-25 Price Changed $69,999 MLSU
• 2025-12-03 Price Changed $79,999 MLSU
• 2025-08-12 Relisted — MLSU
• 2025-04-24 Pending — MLSU
• 2025-04-24 Listing Removed — MLSU
• 2025-02-26 Relisted — MLSU
• 2025-02-23 Listing Removed — MLSU
• 2024-11-13 Price Changed $89,999 MLSU
• 2024-08-23 Listed $99,900 MLSU
• 2024-05-01 Listing Removed — MLSU
• 2024-03-15 Price Changed $99,999 MLSU
• 2023-11-11 Price Changed $120,000 MLSU
• 2023-10-16 Relisted — MLSU
• 2023-10-07 Listing Removed — MLSU
• 2023-04-11 Listed $151,296 MLSU

Property tax history

+3.4%/yr

Latest (2025): $1,315 · +0.0% YoY. Source: county tax records.