130 Wacker Dr · Jackson, MS 39206

$35,000

3 bd · 2.0 ba · 1,302 sqft · SingleFamily public records · 1 Days on market

Built 1955 0.30 ac lot ↓ 36% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Investor special - As-is, 3 bedroom/1 bathroom home that has fire damage. Convenient to shopping, schools and interstates. Home Tour agreement must be signed by buyer and agent before any showing.

Key facts

• 0.3 acre lot
• Built 1955

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One level
• Construction: Siding exterior; Conventional foundation; Built (year source: assessor)
• Exterior features: Asphalt shingle roof; Lot about 0.3 acre

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fixer condition; Appliances: see remarks

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $849 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Cap rate 35.4% 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: amenities F, employment F, health & safety 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.
• Zoned schools: North Jackson Elementary School (math 7% / reading 25%, grade F, #270 of 375 statewide, top 72%, 383 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 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 + 2.8% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 23y 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: property tax is 4.1% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.22% ✓
• Cap rate: 35.39%
• Cash-on-cash: 103.91%
• DSCR: 5.62
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $87,234
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Wacker Dr	0.00mi	3/1.0	1,302 (0%)	1mo	$35,000	$27	95
4858 Sheridan Dr	0.45mi	3/2.0	1,264 (-3%)	2mo	$123,000	$97	72
216 Pine Ridge Rd	0.16mi	3/1.5	1,421 (+9%)	5mo	$124,900	$88	71
610 Lawrence Rd	0.65mi	3/1.0	1,302 (0%)	4mo	$69,900	$54	62
506 Broadmoor Dr	0.53mi	3/2.0	1,187 (-9%)	2mo	$79,900	$67	58
125 Camero Dr	0.40mi	3/1.5	1,143 (-12%)	5mo	$89,900	$79	55
421 Benning Rd	0.45mi	3/1.0	1,155 (-11%)	3mo	$74,900	$65	54
4670 Londonderry Dr	0.74mi	4/2.0 (+1)	1,362 (+5%)	5mo	$98,000	$72	49
4875 Churchill Dr	0.49mi	3/1.0	1,118 (-14%)	3mo	$69,900	$63	47
632 Woodbury Rd	0.70mi	2/2.0 (-1)	1,416 (+9%)	2mo	$115,000	$81	46
415 E Northside Dr	0.65mi	4/2.0 (+1)	1,486 (+14%)	1mo	$50,000	$34	40
670 Piermont St	0.67mi	4/2.0 (+1)	1,467 (+13%)	3mo	$79,900	$54	40

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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.92×
• Total profit: $48,195
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 12.31×
• Total profit: $110,815
• Equity at exit: $3,026

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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$184
• Tax from tax record: −$121 /mo · $1,446/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $849

Break-even live

Break-even rent $403

Max offer price $35,000

Occupancy floor 38%

Sensitivity live

Price	-10% $868	-5% $859	+0% $849	+5% $839	+10% $829
Rent	-10% $732	-5% $790	+0% $849	+5% $907	+10% $965
Rate	-1.0pp $866	-0.5pp $858	base $849	+0.5pp $840	+1.0pp $830

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 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	45d	1	0.19mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	24d	1	0.42mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	15d	1	0.42mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	24d	1	0.45mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	45d	1	0.49mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	15d	1	0.49mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	45d	1	0.54mi
612 Heather Ln Jackson, MS	4.0	2.0	1642	$1,675	$1.02	24d	1	0.61mi
220 Melbourne Rd Jackson, MS	4.0	2.0	1744	$1,350	$0.77	45d	1	0.64mi
341 E Northside Dr Jackson, MS	4.0	2.0	1732	$1,775	$1.02	24d	1	0.64mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	45d	1	0.64mi
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	24d	1	0.66mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	45d	1	0.80mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	15d	1	0.80mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	45d	1	0.85mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	24d	1	0.86mi
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,100	$1.35	15d	1	0.86mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	24d	1	0.89mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	15d	1	0.89mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	24d	1	0.93mi
724 Meadowbrook Rd Jackson, MS	3.0	2.0	1593	$2,150	$1.35	45d	1	1.02mi
963 Pine Lake Dr Jackson, MS	3.0	1.5	1196	$1,050	$0.88	45d	1	1.08mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	15d	1	1.08mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	22d	1	1.09mi
5421 Crepe Myrtle Dr Jackson, MS	4.0	1.5	1079	$1,295	$1.20	24d	1	1.09mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	15d	1	1.11mi
4091 Pine Hill Dr Jackson, MS	3.0	2.0	1551	$3,000	$1.93	24d	1	1.12mi
4220 Council Cir Jackson, MS	3.0	2.5	1780	$1,850	$1.04	24d	1	1.18mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$1,100	$1.05	15d	31	1.22mi
4056 Redwing Ave Jackson, MS	3.0	2.0	1678	$1,850	$1.10	45d	1	1.24mi
425 Beasley Rd Jackson, MS	2.0	1.0–2.0	995	$885	$0.89	15d	3	1.43mi

Listing history 24 events

1. 2026-04-30
   status Pending
2. 2026-04-29
   listed $35,000 Active
3. 2021-10-02
   historical
4. 2021-10-01
   historical
5. 2021-10-01
   historical
6. 2021-02-16
   historical
7. 2021-01-28
   soldstatus
8. 2021-01-21
   listed $104,900
9. 2020-08-26
   soldstatus
10. 2020-08-25
    soldstatus
11. 2020-07-26
    listed $45,000
12. 2017-04-12
    soldstatus
13. 2017-04-06
    soldstatus
14. 2017-02-24
    listed $22,500
15. 2016-11-02
    soldstatus
16. 2007-02-15
    listed $65,000
17. 2006-07-19
    listed $74,000
18. 2005-06-17
    soldstatus
19. 2005-06-17
    soldstatus
20. 2005-03-24
    listed $54,900
21. 2004-11-20
    historical
22. 2004-06-11
    listed $54,900
23. 2003-10-04
    listed $55,000
24. 1980-11-21
    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: $1,446 · $121/mo
• Projected year-2 tax: $1,446 · $121/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 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,731
• − Mortgage interest: −$1,961
• − Property taxes: −$1,446
• − Insurance: −$175
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$1,018
• Taxable income: $10,294
• Est. tax owed @ 24.0%: −$2,471
• After-tax cash flow: $7,713/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-36.4% since first listed

24 events — show timeline

• 2026-04-30 Pending — MLSU
• 2026-04-29 Listed $35,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-02-16 Listing Removed — MLSU
• 2021-01-28 Sold (Public Records) — Public Records
• 2021-01-21 Listed $104,900 MLSU
• 2020-08-26 Sold (MLS) — MLSU
• 2020-08-25 Sold (Public Records) — Public Records
• 2020-07-26 Listed $45,000 MLSU
• 2017-04-12 Sold (MLS) — MLSU
• 2017-04-06 Sold (Public Records) — Public Records
• 2017-02-24 Listed $22,500 MLSU
• 2016-11-02 Sold (Public Records) — Public Records
• 2007-02-15 Listed $65,000 MLSU
• 2006-07-19 Listed $74,000 MLSU
• 2005-06-17 Sold (Public Records) — Public Records
• 2005-06-17 Sold (MLS) — MLSU
• 2005-03-24 Listed $54,900 MLSU
• 2004-11-20 Listing Removed — MLSU
• 2004-06-11 Listed $54,900 MLSU
• 2003-10-04 Listed $55,000 MLSU
• 1980-11-21 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,446 · +0.4% YoY. Source: county tax records.