1514 Dorgan St · Jackson, MS 39204

$122,900

4 bd · 2.0 ba · 2,082 sqft · SingleFamily public records · 85 Days on market

Built 1964 0.31 ac lot $59/sqft · 69% 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 +22.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +6.1/10.0
• 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

Completely remodeled home, 2170 square feet of new. Large rooms. Formal dining and kitchen eating area. Formal living room and huge den. Four bedrooms and two baths. Covered back porch. Storage building on a corner lot. 13-month First American Home Warranty! Contact your agent and see it before it is SOLD!

Key facts

• Formal dining
• Kitchen eating area
• Huge den

Tags

• REMODELED HOME
• FORMAL DINING
• KITCHEN EATING AREA
• FORMAL LIVING ROOM
• HUGE DEN
• COVERED BACK PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $208 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Recommended offer: $116k (6.0% 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: Wilkins Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 316 students, 100% FRL); Cardozo Middle School (math 5% / reading 10%, grade F, #168 of 179 statewide, top 94%, 625 students, 100% FRL); Wingfield High School (math 7% / reading 12%, grade F, #179 of 197 statewide, top 92%, 608 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 18 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).
• At $1,360/mo this rent would consume 54% 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 $13k of equity ($850 loan paydown + $12k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 85 days — a 6% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $115,526 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 1.11% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.27%
• DSCR: 1.32
• GRM: 7.5

CMA / ARV

• ARV (median comp): $75,844
• List price: $122,900
• Delta: 62.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1643 Maria Dr Dr	0.33mi	5/2.5 (+1)	2,056 (-1%)	14mo	$87,000	$42	64
2261 Sloane St	0.25mi	3/1.5 (-1)	2,146 (+3%)	21mo	$60,000	$28	59
1215 Garden Park Dr	0.40mi	4/2.0	1,957 (-6%)	16mo	$105,000	$54	58
1019 Maria Dr	0.17mi	3/2.0 (-1)	1,908 (-8%)	23mo	$100,000	$52	54
2749 W Benwood Dr	0.29mi	3/2.0 (-1)	1,872 (-10%)	17mo	$121,999	$65	51
2232 Breckinridge Rd	0.41mi	3/2.0 (-1)	1,794 (-14%)	10mo	$85,000	$47	45
125 Wingfield Ct	0.56mi	4/2.0	1,797 (-14%)	11mo	$77,000	$43	42
1564 Wingfield Dr	0.39mi	3/2.5 (-1)	2,340 (+12%)	24mo	$160,000	$68	34

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: 31.7%
• Equity multiple: 3.54×
• Total profit: $87,422
• Equity at exit: $110,718

10-year hold

• IRR: 29.1%
• Equity multiple: 8.70×
• Total profit: $264,870
• Equity at exit: $238,768

Cash invested: $34,412 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$645
• Tax from tax record: −$170 /mo · $2,041/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $208

Break-even live

Break-even rent $1,096

Max offer price $122,900

Occupancy floor 80%

Sensitivity live

Price	-10% $278	-5% $243	+0% $208	+5% $174	+10% $139
Rent	-10% $101	-5% $155	+0% $208	+5% $262	+10% $316
Rate	-1.0pp $270	-0.5pp $240	base $208	+0.5pp $177	+1.0pp $144

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: $30,725
• Closing costs: $3,687
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	15d	1	0.22mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	25d	1	0.22mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	25d	1	0.30mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	25d	1	0.32mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	15d	1	0.32mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	25d	1	0.54mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	15d	1	0.65mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	25d	1	0.79mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	0.88mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	25d	1	0.92mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	25d	1	0.98mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	15d	1	1.05mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	45d	1	1.05mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	45d	1	1.07mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	15d	1	1.13mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	45d	1	1.13mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	15d	1	1.15mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	45d	1	1.17mi

Listing history 27 events

1. 2026-06-22
   days on market $122,900 Active 85 DOM
2. 2026-06-18
   days on market $122,900 Active 82 DOM
3. 2026-06-17
   days on market $122,900 Active 81 DOM
4. 2026-06-16
   days on market $122,900 Active 80 DOM
5. 2026-06-15
   days on market $122,900 Active 79 DOM
6. 2026-06-14
   days on market $122,900 Active 77 DOM
7. 2026-06-13
   statusdays on market $122,900 Active 76 DOM
8. 2026-05-13
   status Pending 307-char remark

   Show marketing remark (307 chars)

   Completely remodeled home, 2170 square feet of new. Large rooms. Formal dining and kitchen eating area. Formal living room and huge den. Four bedrooms and two baths. Covered back porch. Storage building on a corner lot. 13-month First American Home Warranty! Contact your agent and see it before it is SOLD!

9. 2026-04-16
   price $122,900 307-char remark

   Show marketing remark (307 chars)

   Completely remodeled home, 2170 square feet of new. Large rooms. Formal dining and kitchen eating area. Formal living room and huge den. Four bedrooms and two baths. Covered back porch. Storage building on a corner lot. 13-month First American Home Warranty! Contact your agent and see it before it is SOLD!

10. 2026-03-17
    price $127,400 307-char remark

    Show marketing remark (307 chars)

    Completely remodeled home, 2170 square feet of new. Large rooms. Formal dining and kitchen eating area. Formal living room and huge den. Four bedrooms and two baths. Covered back porch. Storage building on a corner lot. 13-month First American Home Warranty! Contact your agent and see it before it is SOLD!

11. 2026-02-27
    listed $129,900 Active 307-char remark

    Show marketing remark (307 chars)

    Completely remodeled home, 2170 square feet of new. Large rooms. Formal dining and kitchen eating area. Formal living room and huge den. Four bedrooms and two baths. Covered back porch. Storage building on a corner lot. 13-month First American Home Warranty! Contact your agent and see it before it is SOLD!

12. 2025-06-30
    historical
13. 2025-06-03
    price $80,000
14. 2025-05-29
    historical
15. 2025-05-19
    price $82,500
16. 2025-05-08
    listed $85,000 Active
17. 2008-03-26
    soldstatus
18. 2008-02-26
    soldstatus
19. 2007-11-14
    listed $40,000
20. 2005-01-20
    soldstatus
21. 2005-01-13
    soldstatus
22. 2004-12-21
    listed $99,900
23. 2004-08-24
    soldstatus
24. 2004-08-13
    soldstatus
25. 2004-05-19
    listed $49,900
26. 1998-06-01
    soldstatus
27. 1965-03-10
    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: $2,041 · $170/mo
• Projected year-2 tax: $2,041 · $170/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,316
• − Mortgage interest: −$6,884
• − Property taxes: −$2,041
• − Insurance: −$614
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$3,575
• Taxable income: $591
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $2,359/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

+146.3% since first listed

20 events — show timeline

• 2026-05-13 Pending — MLSU
• 2026-04-16 Price Changed $122,900 MLSU
• 2026-03-17 Price Changed $127,400 MLSU
• 2026-02-27 Listed $129,900 MLSU
• 2025-06-30 Listing Removed — MLSU
• 2025-06-03 Price Changed $80,000 MLSU
• 2025-05-29 Listing Removed — MLSU
• 2025-05-19 Price Changed $82,500 MLSU
• 2025-05-08 Listed $85,000 MLSU
• 2008-03-26 Sold (Public Records) — Public Records
• 2008-02-26 Sold (MLS) — MLSU
• 2007-11-14 Listed $40,000 MLSU
• 2005-01-20 Sold (MLS) — MLSU
• 2005-01-13 Sold (Public Records) — Public Records
• 2004-12-21 Listed $99,900 MLSU
• 2004-08-24 Sold (MLS) — MLSU
• 2004-08-13 Sold (Public Records) — Public Records
• 2004-05-19 Listed $49,900 MLSU
• 1998-06-01 Sold (Public Records) — Public Records
• 1965-03-10 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,041 · +3.2% YoY. Source: county tax records.