2001 Paden St · Jackson, MS 39204

$60,000

3 bd · 1.0 ba · 1,143 sqft · SingleFamily public records · 406 Days on market

Built 1955 0.26 ac lot $52/sqft · 81% above area

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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
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

3BEDROOM 1 BATH. MOVE IN READY. FRESH PAINT INSIDE AND OUTSIDE. BRING YOUR CLIENTS TO SEE THIS ONE. PRICED RIGHT

Key facts

• 0.26 acre lot
• Parking
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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 (+13.6%/yr); 121 active listings in the ZIP; 15 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 $1,224/mo this rent would consume 49% of the median local household income ($30k/yr) (locally 1099% 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 $6k of equity ($415 loan paydown + $6k 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 + 8.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 406 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y ago; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 406 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 1955 — 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: 2.04% ✓
• Cap rate: 17.14%
• Cash-on-cash: 38.75%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (median comp): $33,115
• List price: $60,000
• Delta: 81.18%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1906 Shamrock Dr	0.15mi	3/1.5	1,156 (+1%)	5mo	$59,000	$51	85
2112 Paden St	0.09mi	3/1.0	1,259 (+10%)	1mo	$35,000	$28	78
545 Merigold Dr	0.16mi	3/2.0	1,220 (+7%)	4mo	$79,000	$65	74
1904 Willaneel Dr	0.20mi	2/1.0 (-1)	1,091 (-4%)	6mo	$15,000	$14	73
2364 Coronet Pl	0.46mi	3/1.0	1,190 (+4%)	6mo	$74,500	$63	67
715 Dorgan St	0.57mi	3/1.0	1,122 (-2%)	6mo	$77,500	$69	65
1725 Camellia Ln	0.63mi	3/1.5	1,134 (-1%)	3mo	$40,000	$35	65
2416 Paden St	0.51mi	4/2.0 (+1)	1,178 (+3%)	0mo	$84,900	$72	62
2524 Coronet Pl	0.70mi	3/1.0	1,190 (+4%)	3mo	$30,000	$25	58
2647 Glenn St	0.62mi	3/1.0	1,050 (-8%)	2mo	$14,500	$14	56
936 Winn St	0.65mi	3/2.5	1,196 (+5%)	6mo	$44,500	$37	51
335 Cummins St	0.48mi	4/2.0 (+1)	1,286 (+12%)	5mo	$89,000	$69	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 57.7%
• Equity multiple: 5.39×
• Total profit: $73,720
• Equity at exit: $54,053

10-year hold

• IRR: 53.3%
• Equity multiple: 13.26×
• Total profit: $206,003
• Equity at exit: $116,567

Cash invested: $16,800 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,224 high
• Mortgage (P&I): −$315
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $542

Break-even live

Break-even rent $538

Max offer price $60,000

Occupancy floor 51%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	0.48mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	14d	1	0.70mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	0.79mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.86mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	0.86mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	44d	18	0.90mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	1.02mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	1.17mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	1.17mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	1.23mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	1.30mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	1.30mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	1.37mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	14d	1	1.37mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	1.48mi

Listing history 50 events

1. 2026-06-18
   days on market $60,000 Active 406 DOM
2. 2026-06-17
   days on market $60,000 Active 405 DOM
3. 2026-06-16
   days on market $60,000 Active 404 DOM
4. 2026-06-15
   days on market $60,000 Active 403 DOM
5. 2026-06-14
   days on market $60,000 Active 401 DOM
6. 2026-06-13
   statusdays on market $60,000 Active 400 DOM
7. 2026-06-07
   statusdays on market $60,000 Pending 399 DOM
8. 2026-06-05
   days on market $60,000 Active 398 DOM
9. 2026-06-03
   days on market $60,000 Active 397 DOM
10. 2026-06-02
    days on market $60,000 Active 396 DOM
11. 2026-06-01
    days on market $60,000 Active 395 DOM
12. 2026-05-31
    days on market $60,000 Active 394 DOM
13. 2026-05-30
    days on market $60,000 Active 393 DOM
14. 2026-02-06
    status Active 115-char remark

    Show marketing remark (115 chars)

    3BEDROOM 1 BATH. MOVE IN READY. FRESH PAINT INSIDE AND OUTSIDE. BRING YOUR CLIENTS TO SEE THIS ONE. PRICED RIGHT

15. 2026-01-08
    status Pending 115-char remark

    Show marketing remark (115 chars)

    3BEDROOM 1 BATH. MOVE IN READY. FRESH PAINT INSIDE AND OUTSIDE. BRING YOUR CLIENTS TO SEE THIS ONE. PRICED RIGHT

16. 2025-11-11
    price $60,000 115-char remark

    Show marketing remark (115 chars)

    3BEDROOM 1 BATH. MOVE IN READY. FRESH PAINT INSIDE AND OUTSIDE. BRING YOUR CLIENTS TO SEE THIS ONE. PRICED RIGHT

17. 2025-10-29
    status Active 115-char remark

    Show marketing remark (115 chars)

    3BEDROOM 1 BATH. MOVE IN READY. FRESH PAINT INSIDE AND OUTSIDE. BRING YOUR CLIENTS TO SEE THIS ONE. PRICED RIGHT

18. 2025-10-22
    status Pending 115-char remark

    Show marketing remark (115 chars)

    3BEDROOM 1 BATH. MOVE IN READY. FRESH PAINT INSIDE AND OUTSIDE. BRING YOUR CLIENTS TO SEE THIS ONE. PRICED RIGHT

19. 2025-08-15
    price $65,000 115-char remark

    Show marketing remark (115 chars)

    3BEDROOM 1 BATH. MOVE IN READY. FRESH PAINT INSIDE AND OUTSIDE. BRING YOUR CLIENTS TO SEE THIS ONE. PRICED RIGHT

20. 2025-08-14
    status Active 115-char remark

    Show marketing remark (115 chars)

    3BEDROOM 1 BATH. MOVE IN READY. FRESH PAINT INSIDE AND OUTSIDE. BRING YOUR CLIENTS TO SEE THIS ONE. PRICED RIGHT

21. 2025-07-28
    status Pending 115-char remark

    Show marketing remark (115 chars)

    3BEDROOM 1 BATH. MOVE IN READY. FRESH PAINT INSIDE AND OUTSIDE. BRING YOUR CLIENTS TO SEE THIS ONE. PRICED RIGHT

22. 2025-06-04
    price $70,000 115-char remark

    Show marketing remark (115 chars)

    3BEDROOM 1 BATH. MOVE IN READY. FRESH PAINT INSIDE AND OUTSIDE. BRING YOUR CLIENTS TO SEE THIS ONE. PRICED RIGHT

23. 2025-03-10
    listed $75,000 Active 115-char remark

    Show marketing remark (115 chars)

    3BEDROOM 1 BATH. MOVE IN READY. FRESH PAINT INSIDE AND OUTSIDE. BRING YOUR CLIENTS TO SEE THIS ONE. PRICED RIGHT

24. 2025-02-05
    soldstatus Closed 165-char remark

    Show marketing remark (165 chars)

    3br/1ba fixer upper. Sold as is. Utilities are off and seller will not activate them. If termite inspection is desired it will be buyer's responsibility. Make offer!

25. 2025-01-23
    status Pending 165-char remark

    Show marketing remark (165 chars)

    3br/1ba fixer upper. Sold as is. Utilities are off and seller will not activate them. If termite inspection is desired it will be buyer's responsibility. Make offer!

26. 2025-01-02
    listed $36,900 Active 165-char remark

    Show marketing remark (165 chars)

    3br/1ba fixer upper. Sold as is. Utilities are off and seller will not activate them. If termite inspection is desired it will be buyer's responsibility. Make offer!

27. 2024-01-17
    soldstatus
28. 2023-10-11
    soldstatus Closed
29. 2023-10-10
    soldstatus
30. 2023-09-08
    status Pending
31. 2023-09-05
    price $20,000
32. 2023-08-29
    price $22,500
33. 2023-07-17
    price $25,000
34. 2023-06-20
    price $29,000
35. 2023-04-28
    price $32,000
36. 2023-03-21
    listed $35,000 Active
37. 2021-10-02
    historical
38. 2021-10-01
    historical
39. 2020-11-24
    soldstatus
40. 2016-04-12
    soldstatus
41. 2016-04-08
    soldstatus
42. 2016-01-21
    listed $15,000
43. 2015-12-08
    soldstatus
44. 2009-10-22
    soldstatus
45. 2008-12-29
    soldstatus
46. 2008-02-16
    listed $18,900
47. 2008-01-08
    historical
48. 2007-12-20
    listed $47,200
49. 2006-05-04
    soldstatus
50. 2006-05-04
    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: $1,021 · $85/mo
• Projected year-2 tax: $1,021 · $85/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 ≥108°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: $14,691
• − Mortgage interest: −$3,361
• − Property taxes: −$1,021
• − Insurance: −$300
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$1,745
• Taxable income: $5,913
• Est. tax owed @ 24.0%: −$1,419
• After-tax cash flow: $5,090/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: 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): 13,249
• Household income: $30,237
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 1099.0

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 5% Two or more races 4% Hispanic / Latino 3%
• Foreign-born: 2% · 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: ▲ 17.25%
• Current HPI: 233.9061
• Rent YoY: ▲ 13.56%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+46.3% since first listed

41 events — show timeline

• 2026-02-06 Relisted — MLSU
• 2026-01-08 Pending — MLSU
• 2025-11-11 Price Changed $60,000 MLSU
• 2025-10-29 Relisted — MLSU
• 2025-10-22 Pending — MLSU
• 2025-08-15 Price Changed $65,000 MLSU
• 2025-08-14 Relisted — MLSU
• 2025-07-28 Pending — MLSU
• 2025-06-04 Price Changed $70,000 MLSU
• 2025-03-10 Listed $75,000 MLSU
• 2025-02-05 Sold (MLS) — MLSU
• 2025-01-23 Pending — MLSU
• 2025-01-02 Listed $36,900 MLSU
• 2024-01-17 Sold (Public Records) — Public Records
• 2023-10-11 Sold (MLS) — MLSU
• 2023-10-10 Sold (Public Records) — Public Records
• 2023-09-08 Pending — MLSU
• 2023-09-05 Price Changed $20,000 MLSU
• 2023-08-29 Price Changed $22,500 MLSU
• 2023-07-17 Price Changed $25,000 MLSU
• 2023-06-20 Price Changed $29,000 MLSU
• 2023-04-28 Price Changed $32,000 MLSU
• 2023-03-21 Listed $35,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2020-11-24 Sold (Public Records) — Public Records
• 2016-04-12 Sold (MLS) — MLSU
• 2016-04-08 Sold (Public Records) — Public Records
• 2016-01-21 Listed $15,000 MLSU
• 2015-12-08 Sold (Public Records) — Public Records
• 2009-10-22 Sold (Public Records) — Public Records
• 2008-12-29 Sold (Public Records) — Public Records
• 2008-02-16 Listed $18,900 MLSU
• 2008-01-08 Listing Removed — MLSU
• 2007-12-20 Listed $47,200 MLSU
• 2006-05-04 Sold (Public Records) — Public Records
• 2006-05-04 Sold (MLS) — MLSU
• 2006-04-14 Listed $41,000 MLSU
• 2005-09-28 Listed $41,000 MLSU
• 1998-05-01 Sold (Public Records) — Public Records
• 1955-11-21 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,021 · +0.4% YoY. Source: county tax records.