2858 Queensroad Ave · Jackson, MS 39213

$49,900

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 185 Days on market

Built 1964 Good condition 7,405 sqft lot $61/sqft · 11% below area Est $60k · 17% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

REDUCED! Come and view this cozy single family home that is move in ready. Home is a 3br/1ba abut 850 sqft. Home was a great investment for investor and now has decided to sell and could be great for another investor or first time home owner. Features include : no carpets, new paint, and window units, laundry and water heater is in the storage room located outside (no noise) and home has spacious backyard. Home is near main roads and Interstate: Northside Dr, I220, I20, Bailey & Hwy 49. It's minutes to the city of Clinton.

Key facts

• Minutes to the city
• Spacious backyard
• No carpets

Tags

• MOVE IN READY
• NO CARPETS
• NEW PAINT
• SPACIOUS BACKYARD
• NEAR MAIN ROADS
• MINUTES TO THE CITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 9.4% 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: Dawson Elementary School (math 8% / reading 17%, grade F, #296 of 375 statewide, top 82%, 192 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: 101 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• This rent runs 41% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($345 loan paydown + $5k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $18k (27%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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 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: 2.04% ✓
• Cap rate: 17.36%
• Cash-on-cash: 39.51%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (median comp): $60,000
• List price: $49,900
• Delta: -16.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4210 O Bannon Dr	0.12mi	3/1.0	883 (+8%)	1mo	$65,000	$74	80
2728 Idaho St	0.26mi	3/1.0	816 (0%)	16mo	$38,000	$47	74
2857 Newport St	0.31mi	3/1.0	864 (+6%)	5mo	$40,000	$46	72
2728 Utah St	0.18mi	3/1.0	887 (+9%)	12mo	$35,000	$39	67
2810 Newport St	0.29mi	3/1.0	909 (+11%)	11mo	$72,500	$80	58

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: 54.8%
• Equity multiple: 5.04×
• Total profit: $56,490
• Equity at exit: $44,954

10-year hold

• IRR: 48.4%
• Equity multiple: 11.26×
• Total profit: $143,342
• Equity at exit: $96,945

Cash invested: $13,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 3 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $51,500 ($63/sqft)
• Median days on market: 53 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +16.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39213

• Home prices YoY: 7.0%
• Active inventory: 101
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,017 high
• Mortgage (P&I): −$262
• Tax from tax record: −$61 /mo · $730/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $460

Break-even live

Break-even rent $435

Max offer price $49,900

Occupancy floor 50%

Sensitivity live

Price	-10% $488	-5% $474	+0% $460	+5% $446	+10% $432
Rent	-10% $380	-5% $420	+0% $460	+5% $500	+10% $540
Rate	-1.0pp $485	-0.5pp $473	base $460	+0.5pp $447	+1.0pp $434

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: $12,475
• Closing costs: $1,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2475 Greenfield Ave Jackson, MS	2.0	1.5	1000	$800	$0.80	93d	1	0.63mi
3625 Liberty St Jackson, MS	3.0	1.0	1056	$1,190	$1.13	63d	1	0.91mi
3380 Shady Oaks St Unit B Jackson, MS	2.0	1.0	721	$871	$1.21	72d	1	1.50mi
3380 Shady Oaks St Unit D Jackson, MS	2.0	1.0	721	$832	$1.15	93d	1	1.50mi
3380 Shady Oaks St Jackson, MS	2.0	1.0	721	$871	$1.21	63d	1	1.50mi

Listing history 50 events

1. 2026-08-08
   days on market $49,900 Active 185 DOM
2. 2026-08-07
   days on market $49,900 Active 184 DOM
3. 2026-08-06
   days on market $49,900 Active 183 DOM
4. 2026-08-05
   days on market $49,900 Active 182 DOM
5. 2026-08-04
   days on market $49,900 Active 181 DOM
6. 2026-08-03
   days on market $49,900 Active 180 DOM
7. 2026-07-31
   days on market $49,900 Active 177 DOM
8. 2026-07-30
   days on market $49,900 Active 176 DOM
9. 2026-07-29
   days on market $49,900 Active 175 DOM
10. 2026-07-27
    days on market $49,900 Active 173 DOM
11. 2026-07-25
    days on market $49,900 Active 171 DOM
12. 2026-07-23
    days on market $49,900 Active 169 DOM
13. 2026-07-22
    days on market $49,900 Active 168 DOM
14. 2026-07-21
    days on market $49,900 Active 167 DOM
15. 2026-07-18
    days on market $49,900 Active 164 DOM
16. 2026-07-16
    days on market $49,900 Active 162 DOM
17. 2026-07-16
    days on market $49,900 Active 161 DOM
18. 2026-07-14
    days on market $49,900 Active 160 DOM
19. 2026-07-13
    days on market $49,900 Active 159 DOM
20. 2026-07-12
    days on market $49,900 Active 158 DOM
21. 2026-07-11
    days on market $49,900 Active 157 DOM
22. 2026-07-10
    days on market $49,900 Active 156 DOM
23. 2026-07-09
    days on market $49,900 Active 155 DOM
24. 2026-07-08
    days on market $49,900 Active 154 DOM
25. 2026-07-07
    days on market $49,900 Active 153 DOM
26. 2026-07-06
    days on market $49,900 Active 152 DOM
27. 2026-07-05
    days on market $49,900 Active 151 DOM
28. 2026-07-04
    days on market $49,900 Active 150 DOM
29. 2026-07-03
    days on market $49,900 Active 149 DOM
30. 2026-07-02
    days on market $49,900 Active 148 DOM
31. 2026-07-01
    days on market $49,900 Active 147 DOM
32. 2026-06-30
    days on market $49,900 Active 146 DOM
33. 2026-06-29
    days on market $49,900 Active 145 DOM
34. 2026-06-28
    days on market $49,900 Active 144 DOM
35. 2026-06-28
    days on market $49,900 Active 143 DOM
36. 2026-06-27
    days on market $49,900 Active 142 DOM
37. 2026-06-25
    days on market $49,900 Active 140 DOM
38. 2026-06-23
    days on market $49,900 Active 138 DOM
39. 2026-06-22
    days on market $49,900 Active 137 DOM
40. 2026-06-18
    days on market $49,900 Active 134 DOM
41. 2026-06-17
    days on market $49,900 Active 133 DOM
42. 2026-06-16
    days on market $49,900 Active 132 DOM
43. 2026-06-15
    days on market $49,900 Active 131 DOM
44. 2026-06-14
    days on market $49,900 Active 129 DOM
45. 2026-06-13
    days on market $49,900 Active 128 DOM
46. 2026-06-10
    days on market $49,900 Active 126 DOM
47. 2026-06-09
    days on market $49,900 Active 125 DOM
48. 2026-06-08
    days on market $49,900 Active 124 DOM
49. 2026-06-07
    days on market $49,900 Active 123 DOM
50. 2026-06-05
    days on market $49,900 Active 120 DOM

ⓘ 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: $730 · $61/mo
• Projected year-2 tax: $730 · $61/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $12,202
• − Mortgage interest: −$2,795
• − Property taxes: −$730
• − Insurance: −$250
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$1,452
• Taxable income: $5,024
• Est. tax owed @ 24.0%: −$1,206
• After-tax cash flow: $4,315/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $4,080–$12,240 screening

This single-family home is in good condition with cosmetic updates needed to enhance its curb appeal and functionality.

Repairs flagged

• Minor kitchen cabinets — The cabinets are dated and could be replaced for a fresh look.
• Minor bathroom fixtures — The fixtures could be updated for a more modern look.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and increase the home's value. ↑
• Resale Replace the kitchen cabinets — New cabinets can improve the kitchen's functionality and aesthetics. ↑
• Resale Update bathroom fixtures — Modern fixtures can make the bathroom more appealing to potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 19/100

Zoned Schools

Elementary Dawson Elementary School F MS #296/375 Nat'l #37,719/41,679 Middle Northwest Middle School F MS #53/179 Nat'l #5,602/14,009 High Lanier High School F MS #197/197 Nat'l #17,144/17,239

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

C Composite livability gradescore 68/100

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 · 242,528 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: 11% of renters

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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%

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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%

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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

+150.1% since first listed

19 events — show timeline

• 2026-05-12 Price Changed $49,900 MLSU
• 2026-04-09 Price Changed $59,900 MLSU
• 2026-02-04 Listed $67,900 MLSU
• 2025-09-03 Listing Removed — MLSU
• 2025-07-08 Price Changed $39,000 MLSU
• 2025-03-03 Listed $49,500 MLSU
• 2025-01-09 Rental Removed $750 APPFOLIO
• 2024-12-31 Listed for Rent $750 APPFOLIO
• 2024-12-27 Rental Removed $750 APPFOLIO
• 2024-12-13 Listed for Rent $750 APPFOLIO
• 2024-08-03 Rental Removed $795 APPFOLIO
• 2024-07-23 Listed for Rent $795 APPFOLIO
• 2024-06-26 Rental Removed $850 APPFOLIO
• 2024-05-18 Listed for Rent $850 APPFOLIO
• 2023-11-09 Sold (MLS) — MLSU
• 2023-11-07 Sold (Public Records) — Public Records
• 2023-09-08 Pending — MLSU
• 2023-08-16 Listed $19,950 MLSU
• 1974-06-07 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $730 · +0.5% YoY. Source: county tax records.