101 Dotson Pl · Jackson, MS 39213

$79,900

3 bd · 2.0 ba · 1,325 sqft · SingleFamily public records · 41 Days on market

Built 1966 10,454 sqft lot $60/sqft · 6% above area Est $75k · 6% 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +4.6/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Beautiful corner lot home. HUD Tenant paying $683.00. Home was previously rented at $850 before HUD Tenant. 3 bedroom HUD voucher pays more current tenant has 2 bedroom HUD voucher. Property can be sold in packaged deal with MLS# 342550.

Key facts

• Cozy den
• Quiet cul-de-sac
• Galley kitchen

Tags

• INVESTMENT POTENTIAL
• CORNER LOT
• QUIET CUL-DE-SAC
• COZY DEN
• WOOD-BURNING FIREPLACE
• GALLEY KITCHEN

Property features AI

Finance

• Other: Living area reported from public records (1,325); Lot approximately 0.24 acre

Exterior

• Parking: 2 parking spaces; Direct access parking on concrete (other)
• Security: Deadbolt locks
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single-family house; One story; Slab entry
• Construction: Brick, brick veneer and siding exterior; Asphalt shingle roof; Slab foundation; Built in public-record year
• Exterior features: Private yard; Outdoor lighting; Rain gutters; Slab patio/porch

Interior

• Kitchen: Cooktop (electric); Refrigerator
• Bedrooms: Primary bedroom (Main level); Bedroom (Main level); Bedroom (Main level)
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace(s); Central air conditioning
• Interior features: Ceiling fans; Laminate countertops; Pantry; Primary bedroom on main level; Aluminum window frames; Deadbolt locks
• Laundry & utility: Main-level laundry room with washer and electric dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

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: Smith Elementary School (math 2% / reading 8%, grade F, #356 of 375 statewide, top 98%, 227 students, 100% FRL); Brinkley Middle School (math 8% / reading 8%, grade F, #165 of 179 statewide, top 93%, 354 students, 100% FRL); Lanier High School (math 3% / reading 2%, grade F, #197 of 197 statewide, top 100%, 603 students, 100% FRL).
• Market conditions: 81 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1,117/mo this rent would consume 45% of the median local household income ($30k/yr) (locally 1138% 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 $9k of equity ($552 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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

• 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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: 1.40% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.26%
• DSCR: 1.72
• GRM: 6.0

CMA / ARV

• ARV (median comp): $75,129
• List price: $79,900
• Delta: 6.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4328 California Ave	0.04mi	3/2.0	1,308 (-1%)	2mo	$72,500	$55	95
4021 N Wabash St	0.27mi	3/1.0	1,340 (+1%)	4mo	$58,000	$43	79
1912 Overbrook Dr	0.06mi	3/2.5	1,410 (+6%)	17mo	$100,000	$71	71
3815 Douglas Ave	0.70mi	4/2.0 (+1)	1,360 (+3%)	3mo	$16,920	$12	55
4326 Kingsroad	0.48mi	3/1.5	1,215 (-8%)	10mo	$55,000	$45	53
3726 Westchester Dr	0.68mi	3/2.0	1,450 (+9%)	4mo	$55,000	$38	50
3822 N Wabash St	0.56mi	3/2.0	1,411 (+6%)	20mo	$63,000	$45	47
3771 Terrell Ave	0.59mi	3/2.0	1,470 (+11%)	12mo	$69,900	$48	44
3731 Brinkley Dr	0.64mi	3/1.0	1,400 (+6%)	23mo	$130,000	$93	37
1415 Geeston St	0.58mi	4/2.0 (+1)	1,508 (+14%)	15mo	$39,900	$26	32

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: 36.3%
• Equity multiple: 3.81×
• Total profit: $62,858
• Equity at exit: $71,980

10-year hold

• IRR: 31.3%
• Equity multiple: 8.60×
• Total profit: $169,989
• Equity at exit: $155,228

Cash invested: $22,372 (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 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$419
• Tax from tax record: −$127 /mo · $1,521/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $303

Break-even live

Break-even rent $733

Max offer price $79,900

Occupancy floor 68%

Sensitivity live

Price	-10% $348	-5% $326	+0% $303	+5% $281	+10% $258
Rent	-10% $215	-5% $259	+0% $303	+5% $347	+10% $391
Rate	-1.0pp $343	-0.5pp $323	base $303	+0.5pp $282	+1.0pp $261

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2475 Greenfield Ave Jackson, MS	2.0	1.5	1000	$800	$0.80	44d	1	0.50mi
3434 Midlawn Ave Jackson, MS	4.0	2.0	1188	$1,200	$1.01	22d	1	0.96mi
3444 Martin Luther King Jr Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	44d	1	0.99mi
3625 Liberty St Jackson, MS	3.0	1.0	1056	$1,190	$1.13	14d	1	1.08mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	22d	1	1.18mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	14d	1	1.21mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	44d	1	1.39mi
963 Pine Lake Dr Jackson, MS	3.0	1.5	1196	$1,050	$0.88	44d	1	1.44mi
2829 Comfort St Jackson, MS	3.0	1.5	1260	$1,250	$0.99	24d	1	1.47mi
2829 Comfort St Jackson, MS	3.0	2.0	1260	$1,250	$0.99	14d	1	1.47mi

Listing history 34 events

1. 2026-06-18
   days on market $79,900 Active 41 DOM
2. 2026-06-17
   days on market $79,900 Active 40 DOM
3. 2026-06-16
   days on market $79,900 Active 39 DOM
4. 2026-06-15
   days on market $79,900 Active 38 DOM
5. 2026-06-14
   days on market $79,900 Active 36 DOM
6. 2026-06-13
   days on market $79,900 Active 35 DOM
7. 2026-06-10
   days on market $79,900 Active 33 DOM
8. 2026-06-09
   days on market $79,900 Active 32 DOM
9. 2026-06-08
   days on market $79,900 Active 31 DOM
10. 2026-06-07
    days on market $79,900 Active 30 DOM
11. 2026-06-05
    days on market $79,900 Active 27 DOM
12. 2026-06-03
    days on market $79,900 Active 26 DOM
13. 2026-06-02
    days on market $79,900 Active 25 DOM
14. 2026-06-01
    days on market $79,900 Active 24 DOM
15. 2026-05-31
    days on market $79,900 Active 23 DOM
16. 2026-05-30
    days on market $79,900 Active 22 DOM
17. 2026-05-08
    listed $79,900 Active 684-char remark
18. 2021-08-10
    soldstatus 237-char remark

    Show marketing remark (237 chars)

    Beautiful corner lot home. HUD Tenant paying $683.00. Home was previously rented at $850 before HUD Tenant. 3 bedroom HUD voucher pays more current tenant has 2 bedroom HUD voucher. Property can be sold in packaged deal with MLS# 342550.

19. 2021-08-10
    soldstatus

    Show marketing remark (237 chars)

    Beautiful corner lot home. HUD Tenant paying $683.00. Home was previously rented at $850 before HUD Tenant. 3 bedroom HUD voucher pays more current tenant has 2 bedroom HUD voucher. Property can be sold in packaged deal with MLS# 342550.

20. 2021-07-19
    listed $52,000 237-char remark

    Show marketing remark (237 chars)

    Beautiful corner lot home. HUD Tenant paying $683.00. Home was previously rented at $850 before HUD Tenant. 3 bedroom HUD voucher pays more current tenant has 2 bedroom HUD voucher. Property can be sold in packaged deal with MLS# 342550.

21. 2013-05-10
    soldstatus

    Show marketing remark (202 chars)

    3 bedroom 2 bath home located in the Bel Air Estate subdivision. Home is located on a corner lot of a cul-de-sac. Fireplace in den and separate living/dining room combo. Just two blocks from Grove Park.

22. 2013-05-06
    soldstatus
23. 2013-03-20
    listed $12,870

    Show marketing remark (202 chars)

    3 bedroom 2 bath home located in the Bel Air Estate subdivision. Home is located on a corner lot of a cul-de-sac. Fireplace in den and separate living/dining room combo. Just two blocks from Grove Park.

24. 2007-05-28
    historical
25. 2007-03-26
    listed $75,000
26. 2004-12-11
    soldstatus
27. 2004-12-06
    soldstatus
28. 2004-06-22
    listed $80,000
29. 2004-04-28
    soldstatus
30. 2004-04-26
    soldstatus
31. 2004-01-23
    listed $24,000
32. 1999-04-15
    soldstatus
33. 1997-11-13
    soldstatus
34. 1995-06-23
    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: $1,521 · $127/mo
• Projected year-2 tax: $1,521 · $127/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 ≥109°F today · 20 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: $13,401
• − Mortgage interest: −$4,476
• − Property taxes: −$1,521
• − Insurance: −$400
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$2,324
• Taxable income: $2,536
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $3,029/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): 18,691
• Household income: $29,541
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1138.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 0% · 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: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+232.9% since first listed

18 events — show timeline

• 2026-05-08 Listed $79,900 MLSU
• 2021-08-10 Sold (Public Records) — Public Records
• 2021-08-10 Sold (MLS) — MLSU
• 2021-07-19 Listed $52,000 MLSU
• 2013-05-10 Sold (MLS) — MLSU
• 2013-05-06 Sold (Public Records) — Public Records
• 2013-03-20 Listed $12,870 MLSU
• 2007-05-28 Listing Removed — MLSU
• 2007-03-26 Listed $75,000 MLSU
• 2004-12-11 Sold (MLS) — MLSU
• 2004-12-06 Sold (Public Records) — Public Records
• 2004-06-22 Listed $80,000 MLSU
• 2004-04-28 Sold (MLS) — MLSU
• 2004-04-26 Sold (Public Records) — Public Records
• 2004-01-23 Listed $24,000 MLSU
• 1999-04-15 Sold (Public Records) — Public Records
• 1997-11-13 Sold (Public Records) — Public Records
• 1995-06-23 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,521 · +6.5% YoY. Source: county tax records.