115 Tennessee Ave · Jackson, MS 39209

$35,000

2 bd · 1.0 ba · 934 sqft · SingleFamily public records · 303 Days on market

Built 1940 5,662 sqft lot $37/sqft · 41% above area Est $25k · 41% over

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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
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

2-bedroom, 1-bath property with great potential. This home needs some TLC and is ideal for investors or buyers looking to add value. Don't miss this value-add opportunity!

Key facts

• 5,662 sq ft lot
• Built 1940
• Listed 303 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.3% 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: 165 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 33% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($242 loan paydown + $4k 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 + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 4 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 1940 — 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 $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 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: 2.87% ✓
• Cap rate: 25.32%
• Cash-on-cash: 67.94%
• DSCR: 4.02
• GRM: 2.9

CMA / ARV

• ARV (median comp): $24,776
• List price: $35,000
• Delta: 41.27%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 Willaman St	0.53mi	2/1.0	919 (-2%)	1mo	$32,000	$35	72
173 Parkside Pl	0.32mi	2/1.0	896 (-4%)	11mo	$17,000	$19	69
269 O Ferrell Ave	0.36mi	3/1.0 (+1)	1,036 (+11%)	3mo	$22,000	$21	57
207 Lindsey Dr	0.63mi	3/1.0 (+1)	936 (+0%)	22mo	$19,900	$21	47
220 Lemly Ave	0.55mi	3/1.5 (+1)	1,036 (+11%)	15mo	$66,800	$64	37
4309 Sagamore St	0.59mi	3/1.0 (+1)	1,025 (+10%)	23mo	$15,000	$15	32
350 Houston Ave	0.75mi	3/1.0 (+1)	1,064 (+14%)	11mo	$29,000	$27	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 79.2%
• Equity multiple: 6.55×
• Total profit: $54,414
• Equity at exit: $31,531

10-year hold

• IRR: 73.3%
• Equity multiple: 14.52×
• Total profit: $132,476
• Equity at exit: $67,997

Cash invested: $9,800 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,004 high
• Mortgage (P&I): −$184
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $555

Break-even live

Break-even rent $302

Max offer price $35,000

Occupancy floor 40%

Sensitivity live

Price	-10% $575	-5% $565	+0% $555	+5% $545	+10% $535
Rent	-10% $476	-5% $515	+0% $555	+5% $595	+10% $634
Rate	-1.0pp $572	-0.5pp $564	base $555	+0.5pp $546	+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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3875 South Dr Jackson, MS	1.0	1.5	700	$900	$1.29	14d	1	0.44mi
205 Lindsey Dr Jackson, MS	2.0	1.0	676	$850	$1.26	44d	1	0.60mi
3625 Liberty St Jackson, MS	3.0	1.0	1056	$1,190	$1.13	14d	1	1.22mi
1818 Saint Charles St Jackson, MS	3.0	1.0	983	$995	$1.01	44d	1	1.22mi
723 Glenmont Dr Jackson, MS	3.0	1.0	1018	$1,000	$0.98	44d	1	1.26mi
4567 Meadowmont Dr Jackson, MS	3.0	1.0	912	$800	$0.88	44d	1	1.27mi
2840 Robinson St Jackson, MS	1.0	1.0	750	$1,040	$1.39	44d	1	1.28mi
2840 Robinson St Jackson, MS	1.0	1.0	702	$995	$1.42	24d	1	1.28mi
2157 Ludlow Ave Unit Na Jackson, MS	3.0	2.0	1123	$1,450	$1.29	14d	1	1.41mi
2157 Ludlow Ave Jackson, MS	3.0	2.0	1123	$1,300	$1.16	44d	1	1.41mi

Listing history 27 events

1. 2026-06-18
   days on market $35,000 Active 303 DOM
2. 2026-06-17
   days on market $35,000 Active 302 DOM
3. 2026-06-16
   days on market $35,000 Active 301 DOM
4. 2026-06-15
   days on market $35,000 Active 300 DOM
5. 2026-06-14
   days on market $35,000 Active 298 DOM
6. 2026-06-13
   days on market $35,000 Active 297 DOM
7. 2026-06-10
   days on market $35,000 Active 295 DOM
8. 2026-06-09
   days on market $35,000 Active 294 DOM
9. 2026-06-08
   days on market $35,000 Active 293 DOM
10. 2026-06-07
    days on market $35,000 Active 292 DOM
11. 2026-06-05
    days on market $35,000 Active 289 DOM
12. 2026-06-03
    days on market $35,000 Active 288 DOM
13. 2026-06-02
    days on market $35,000 Active 287 DOM
14. 2026-06-01
    days on market $35,000 Active 286 DOM
15. 2026-05-31
    days on market $35,000 Active 285 DOM
16. 2026-05-30
    days on market $35,000 Active 284 DOM
17. 2025-08-19
    listed $35,000 Active 171-char remark

    Show marketing remark (171 chars)

    2-bedroom, 1-bath property with great potential. This home needs some TLC and is ideal for investors or buyers looking to add value. Don't miss this value-add opportunity!

18. 2023-06-01
    historical
19. 2023-03-01
    price $9,900
20. 2022-12-07
    listed $14,999 Active
21. 2022-10-05
    historical
22. 2022-08-12
    status Active
23. 2022-08-11
    historical
24. 2022-06-10
    listed $17,000 Active
25. 2001-02-28
    soldstatus
26. 1994-02-23
    soldstatus
27. 1981-09-02
    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: $482 · $40/mo
• Projected year-2 tax: $482 · $40/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 ≥109°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: $12,047
• − Mortgage interest: −$1,961
• − Property taxes: −$482
• − Insurance: −$175
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$1,018
• Taxable income: $6,484
• Est. tax owed @ 24.0%: −$1,556
• After-tax cash flow: $5,102/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+105.9% since first listed

11 events — show timeline

• 2025-08-19 Listed $35,000 MLSU
• 2023-06-01 Listing Removed — MLSU
• 2023-03-01 Price Changed $9,900 MLSU
• 2022-12-07 Listed $14,999 MLSU
• 2022-10-05 Listing Removed — MLSU
• 2022-08-12 Relisted — MLSU
• 2022-08-11 Listing Removed — MLSU
• 2022-06-10 Listed $17,000 MLSU
• 2001-02-28 Sold (Public Records) — Public Records
• 1994-02-23 Sold (Public Records) — Public Records
• 1981-09-02 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $482 · -0.2% YoY. Source: county tax records.