1110 Barbara Ann Dr · Jackson, MS 39204

$60,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 388 Days on market

Built 1959 0.33 ac lot $60/sqft · 10% above area Est $55k · 10% 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
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• ARV discount +3.1/15.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

NICE 3BR/1BA. FRESH PAINT INSIDE AND OUT. SINGLE CARPORT WITH EXTRA PARKING SPACE. CORNER LOT WITH CHAIN LINK FENCE. READY TO OCCUPY.

Key facts

• Fresh paint
• Extra parking space
• Single carport

Tags

• FRESH PAINT
• SINGLE CARPORT
• EXTRA PARKING SPACE
• CORNER LOT
• CHAIN LINK FENCE

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 $72 ($864/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 16.3% 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: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,175/mo this rent would consume 47% 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 ~3 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 388 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y ago; this cycle's ask has dropped $18k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/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 388 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 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.96% ✓
• Cap rate: 16.26%
• Cash-on-cash: 35.61%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

• ARV (median comp): $54,681
• List price: $60,000
• Delta: 9.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2842 Teresa Dr	0.37mi	3/1.0	1,008 (0%)	2mo	$35,000	$35	82
2677 Shannon St	0.34mi	3/1.0	1,032 (+2%)	2mo	$60,000	$58	79
1551 Maria Dr	0.39mi	3/1.0	1,008 (0%)	7mo	$34,900	$35	76
2632 Shannon St	0.34mi	3/1.0	1,032 (+2%)	7mo	$17,000	$16	75
2877 Teresa Dr	0.44mi	3/1.5	1,006 (-0%)	4mo	$105,000	$104	74
1539 Woodburn St	0.50mi	3/1.0	1,043 (+4%)	5mo	$90,000	$86	66
2759 Brookwood Dr	0.52mi	3/1.0	980 (-3%)	5mo	$74,000	$76	66
2612 Emerald Dr	0.15mi	4/2.0 (+1)	1,120 (+11%)	6mo	$55,000	$49	61
1319 Dorgan St	0.32mi	3/2.0	1,131 (+12%)	1mo	$65,000	$57	60
2943 Lakewood Dr	0.61mi	3/1.0	1,090 (+8%)	6mo	$54,900	$50	53
2813 Brookwood Dr	0.59mi	3/1.0	1,141 (+13%)	3mo	$45,000	$39	48
2920 Lakewood Dr	0.55mi	4/2.0 (+1)	1,125 (+12%)	1mo	$69,900	$62	45

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: 31.9%
• Equity multiple: 3.60×
• Total profit: $43,764
• Equity at exit: $54,053

10-year hold

• IRR: 30.6%
• Equity multiple: 9.41×
• Total profit: $141,229
• 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: 4.3×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$315
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$25
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $72

Break-even live

Break-even rent $1,084

Max offer price $60,000

Occupancy floor 89%

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 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	0.06mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	0.06mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	0.30mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.30mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.38mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	13d	1	0.38mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	0.45mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	13d	1	0.52mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	0.59mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	0.60mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	0.61mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	0.61mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	0.62mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	0.66mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	0.76mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	0.76mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	0.82mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	0.82mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	0.83mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	0.90mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	1.03mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	43d	1	1.04mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	1.11mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	1.11mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	13d	1	1.15mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	1.18mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	1.19mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.20mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	1.20mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	13d	1	1.20mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	43d	18	1.23mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	1.30mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	13d	1	1.31mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	13d	1	1.39mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	1.40mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	1.44mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	13d	1	1.47mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	13d	1	1.50mi

Listing history 41 events

1. 2026-06-18
   days on market $60,000 Active 388 DOM
2. 2026-06-17
   days on market $60,000 Active 387 DOM
3. 2026-06-16
   days on market $60,000 Active 386 DOM
4. 2026-06-15
   days on market $60,000 Active 385 DOM
5. 2026-06-14
   days on market $60,000 Active 383 DOM
6. 2026-06-13
   days on market $60,000 Active 382 DOM
7. 2026-06-10
   days on market $60,000 Active 380 DOM
8. 2026-06-09
   days on market $60,000 Active 379 DOM
9. 2026-06-08
   days on market $60,000 Active 378 DOM
10. 2026-06-07
    days on market $60,000 Active 377 DOM
11. 2026-06-05
    days on market $60,000 Active 374 DOM
12. 2026-06-03
    days on market $60,000 Active 373 DOM
13. 2026-06-02
    days on market $60,000 Active 372 DOM
14. 2026-06-01
    days on market $60,000 Active 371 DOM
15. 2026-05-31
    days on market $60,000 Active 370 DOM
16. 2026-05-30
    days on market $60,000 Active 369 DOM
17. 2026-05-02
    status Active 133-char remark

    Show marketing remark (133 chars)

    NICE 3BR/1BA. FRESH PAINT INSIDE AND OUT. SINGLE CARPORT WITH EXTRA PARKING SPACE. CORNER LOT WITH CHAIN LINK FENCE. READY TO OCCUPY.

18. 2026-04-16
    status Pending 133-char remark

    Show marketing remark (133 chars)

    NICE 3BR/1BA. FRESH PAINT INSIDE AND OUT. SINGLE CARPORT WITH EXTRA PARKING SPACE. CORNER LOT WITH CHAIN LINK FENCE. READY TO OCCUPY.

19. 2025-11-11
    price $60,000 133-char remark

    Show marketing remark (133 chars)

    NICE 3BR/1BA. FRESH PAINT INSIDE AND OUT. SINGLE CARPORT WITH EXTRA PARKING SPACE. CORNER LOT WITH CHAIN LINK FENCE. READY TO OCCUPY.

20. 2025-10-31
    status Active 133-char remark

    Show marketing remark (133 chars)

    NICE 3BR/1BA. FRESH PAINT INSIDE AND OUT. SINGLE CARPORT WITH EXTRA PARKING SPACE. CORNER LOT WITH CHAIN LINK FENCE. READY TO OCCUPY.

21. 2025-10-22
    status Pending 133-char remark

    Show marketing remark (133 chars)

    NICE 3BR/1BA. FRESH PAINT INSIDE AND OUT. SINGLE CARPORT WITH EXTRA PARKING SPACE. CORNER LOT WITH CHAIN LINK FENCE. READY TO OCCUPY.

22. 2025-08-15
    price $65,000 133-char remark

    Show marketing remark (133 chars)

    NICE 3BR/1BA. FRESH PAINT INSIDE AND OUT. SINGLE CARPORT WITH EXTRA PARKING SPACE. CORNER LOT WITH CHAIN LINK FENCE. READY TO OCCUPY.

23. 2025-08-14
    status Active 133-char remark

    Show marketing remark (133 chars)

    NICE 3BR/1BA. FRESH PAINT INSIDE AND OUT. SINGLE CARPORT WITH EXTRA PARKING SPACE. CORNER LOT WITH CHAIN LINK FENCE. READY TO OCCUPY.

24. 2025-07-28
    status Pending 133-char remark

    Show marketing remark (133 chars)

    NICE 3BR/1BA. FRESH PAINT INSIDE AND OUT. SINGLE CARPORT WITH EXTRA PARKING SPACE. CORNER LOT WITH CHAIN LINK FENCE. READY TO OCCUPY.

25. 2025-06-04
    price $72,500 133-char remark

    Show marketing remark (133 chars)

    NICE 3BR/1BA. FRESH PAINT INSIDE AND OUT. SINGLE CARPORT WITH EXTRA PARKING SPACE. CORNER LOT WITH CHAIN LINK FENCE. READY TO OCCUPY.

26. 2025-04-14
    listed $77,500 Active 133-char remark

    Show marketing remark (133 chars)

    NICE 3BR/1BA. FRESH PAINT INSIDE AND OUT. SINGLE CARPORT WITH EXTRA PARKING SPACE. CORNER LOT WITH CHAIN LINK FENCE. READY TO OCCUPY.

27. 2025-03-28
    soldstatus Closed 122-char remark

    Show marketing remark (122 chars)

    Come and view this 3br/1ba home with carport, great investment cash flow. Minimal repairs! Grab your favorite realtor now!

28. 2025-03-14
    status Pending 122-char remark

    Show marketing remark (122 chars)

    Come and view this 3br/1ba home with carport, great investment cash flow. Minimal repairs! Grab your favorite realtor now!

29. 2025-03-10
    listed $39,900 Active 122-char remark

    Show marketing remark (122 chars)

    Come and view this 3br/1ba home with carport, great investment cash flow. Minimal repairs! Grab your favorite realtor now!

30. 2023-03-06
    historical
31. 2023-01-18
    price $39,900
32. 2023-01-04
    price $45,900
33. 2022-12-01
    listed $49,900 Active
34. 2021-10-08
    historical
35. 2011-02-25
    soldstatus
36. 2011-02-25
    soldstatus
37. 2010-11-27
    listed $13,000
38. 2010-02-08
    soldstatus
39. 2000-04-08
    listed $45,000
40. 1994-12-06
    soldstatus
41. 1992-11-16
    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: $1,082 · $90/mo
• Projected year-2 tax: $1,082 · $90/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 7/10 Severe FEMA zone AE · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 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: $14,101
• − Mortgage interest: −$3,361
• − Property taxes: −$1,082
• − Insurance: −$5,418
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$1,745
• Taxable income: $239
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $807/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

+33.3% since first listed

25 events — show timeline

• 2026-05-02 Relisted — MLSU
• 2026-04-16 Pending — MLSU
• 2025-11-11 Price Changed $60,000 MLSU
• 2025-10-31 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 $72,500 MLSU
• 2025-04-14 Listed $77,500 MLSU
• 2025-03-28 Sold (MLS) — MLSU
• 2025-03-14 Pending — MLSU
• 2025-03-10 Listed $39,900 MLSU
• 2023-03-06 Listing Removed — MLSU
• 2023-01-18 Price Changed $39,900 MLSU
• 2023-01-04 Price Changed $45,900 MLSU
• 2022-12-01 Listed $49,900 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2011-02-25 Sold (Public Records) — Public Records
• 2011-02-25 Sold (MLS) — MLSU
• 2010-11-27 Listed $13,000 MLSU
• 2010-02-08 Sold (Public Records) — Public Records
• 2000-04-08 Listed $45,000 MLSU
• 1994-12-06 Sold (Public Records) — Public Records
• 1992-11-16 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,082 · +2.4% YoY. Source: county tax records.