1004 Voorhees Ave · Jackson, MS 39209

$55,500

7 bd · 4.0 ba · 1,889 sqft · SingleFamily public records · 195 Days on market

Built 1952 0.25 ac lot $29/sqft · 19% above area Est $55k · at est. ↓ 10% since listing

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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 +7.3/15.0
• 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

Back on the market , due to buyer's financing . Welcome to 1004 Voorhees, a capacious and versatile single-family residence nestled in the heart of Jackson, Mississippi. This expansive property boasts a total of 7 bedrooms and 4 bathrooms, making it a perfect investment opportunity or an ideal home for a large family seeking plenty of personal space. Buyers will find the property's proximity to Jackson State University, just a mile away, to be a significant draw. Additionally, being a mere 2 miles from the vibrant downtown area, residents have the best of Jackson's cultural, dining, and entertainment options within easy reach. The established community that surrounds this residence. Schools are close by, ensuring children have access to quality education. A variety of eateries cater to every taste, and the nearby amenities ensure that everything you need is just a stone's throw away. Call your favorite Realtor today!

Key facts

• Close to schools
• Nearby amenities
• 0.25 acre lot

Tags

• TWO MILES FROM DOWNTOWN
• CLOSE TO SCHOOLS
• VARIETY OF RESTAURANTS
• NEARBY AMENITIES

What this means for you Summary

Snapshot

• This is a 7-bed/4.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $49k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.4% 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: 165 active listings in the ZIP; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,464/mo this rent would consume 48% of the median local household income ($36k/yr) (locally 1627% 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 ($384 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 + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $16k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $48,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.64% ✓
• Cap rate: 20.38%
• Cash-on-cash: 50.33%
• DSCR: 3.24
• GRM: 3.2

CMA / ARV

• ARV (median comp): $55,299
• List price: $55,500
• Delta: 0.36%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 63.9%
• Equity multiple: 5.62×
• Total profit: $71,832
• Equity at exit: $49,999

10-year hold

• IRR: 57.5%
• Equity multiple: 12.52×
• Total profit: $179,084
• Equity at exit: $107,824

Cash invested: $15,540 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$291
• Tax from tax record: −$191 /mo · $2,291/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $652

Break-even live

Break-even rent $639

Max offer price $55,500

Occupancy floor 50%

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: $13,875
• Closing costs: $1,665
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $55,500 Active 195 DOM
2. 2026-06-17
   days on market $55,500 Active 194 DOM
3. 2026-06-16
   days on market $55,500 Active 193 DOM
4. 2026-06-15
   days on market $55,500 Active 192 DOM
5. 2026-06-14
   days on market $55,500 Active 190 DOM
6. 2026-06-13
   days on market $55,500 Active 189 DOM
7. 2026-06-10
   days on market $55,500 Active 187 DOM
8. 2026-06-09
   days on market $55,500 Active 186 DOM
9. 2026-06-08
   days on market $55,500 Active 185 DOM
10. 2026-06-07
    days on market $55,500 Active 184 DOM
11. 2026-06-05
    days on market $55,500 Active 181 DOM
12. 2026-06-03
    days on market $55,500 Active 180 DOM
13. 2026-06-02
    days on market $55,500 Active 179 DOM
14. 2026-06-01
    days on market $55,500 Active 178 DOM
15. 2026-05-31
    days on market $55,500 Active 177 DOM
16. 2026-05-30
    days on market $55,500 Active 176 DOM
17. 2026-05-06
    status Active 935-char remark

    Show marketing remark (935 chars)

    Back on the market , due to buyer's financing . Welcome to 1004 Voorhees, a capacious and versatile single-family residence nestled in the heart of Jackson, Mississippi. This expansive property boasts a total of 7 bedrooms and 4 bathrooms, making it a perfect investment opportunity or an ideal home for a large family seeking plenty of personal space. Buyers will find the property's proximity to Jackson State University, just a mile away, to be a significant draw. Additionally, being a mere 2 miles from the vibrant downtown area, residents have the best of Jackson's cultural, dining, and entertainment options within easy reach. The established community that surrounds this residence. Schools are close by, ensuring children have access to quality education. A variety of eateries cater to every taste, and the nearby amenities ensure that everything you need is just a stone's throw away. Call your favorite Realtor today!

18. 2026-04-27
    status Pending 935-char remark

    Show marketing remark (935 chars)

    Back on the market , due to buyer's financing . Welcome to 1004 Voorhees, a capacious and versatile single-family residence nestled in the heart of Jackson, Mississippi. This expansive property boasts a total of 7 bedrooms and 4 bathrooms, making it a perfect investment opportunity or an ideal home for a large family seeking plenty of personal space. Buyers will find the property's proximity to Jackson State University, just a mile away, to be a significant draw. Additionally, being a mere 2 miles from the vibrant downtown area, residents have the best of Jackson's cultural, dining, and entertainment options within easy reach. The established community that surrounds this residence. Schools are close by, ensuring children have access to quality education. A variety of eateries cater to every taste, and the nearby amenities ensure that everything you need is just a stone's throw away. Call your favorite Realtor today!

19. 2026-03-02
    price $55,500 935-char remark

    Show marketing remark (935 chars)

    Back on the market , due to buyer's financing . Welcome to 1004 Voorhees, a capacious and versatile single-family residence nestled in the heart of Jackson, Mississippi. This expansive property boasts a total of 7 bedrooms and 4 bathrooms, making it a perfect investment opportunity or an ideal home for a large family seeking plenty of personal space. Buyers will find the property's proximity to Jackson State University, just a mile away, to be a significant draw. Additionally, being a mere 2 miles from the vibrant downtown area, residents have the best of Jackson's cultural, dining, and entertainment options within easy reach. The established community that surrounds this residence. Schools are close by, ensuring children have access to quality education. A variety of eateries cater to every taste, and the nearby amenities ensure that everything you need is just a stone's throw away. Call your favorite Realtor today!

20. 2026-02-25
    price $66,500 935-char remark

    Show marketing remark (935 chars)

    Back on the market , due to buyer's financing . Welcome to 1004 Voorhees, a capacious and versatile single-family residence nestled in the heart of Jackson, Mississippi. This expansive property boasts a total of 7 bedrooms and 4 bathrooms, making it a perfect investment opportunity or an ideal home for a large family seeking plenty of personal space. Buyers will find the property's proximity to Jackson State University, just a mile away, to be a significant draw. Additionally, being a mere 2 miles from the vibrant downtown area, residents have the best of Jackson's cultural, dining, and entertainment options within easy reach. The established community that surrounds this residence. Schools are close by, ensuring children have access to quality education. A variety of eateries cater to every taste, and the nearby amenities ensure that everything you need is just a stone's throw away. Call your favorite Realtor today!

21. 2026-01-24
    price $70,000 935-char remark

    Show marketing remark (935 chars)

    Back on the market , due to buyer's financing . Welcome to 1004 Voorhees, a capacious and versatile single-family residence nestled in the heart of Jackson, Mississippi. This expansive property boasts a total of 7 bedrooms and 4 bathrooms, making it a perfect investment opportunity or an ideal home for a large family seeking plenty of personal space. Buyers will find the property's proximity to Jackson State University, just a mile away, to be a significant draw. Additionally, being a mere 2 miles from the vibrant downtown area, residents have the best of Jackson's cultural, dining, and entertainment options within easy reach. The established community that surrounds this residence. Schools are close by, ensuring children have access to quality education. A variety of eateries cater to every taste, and the nearby amenities ensure that everything you need is just a stone's throw away. Call your favorite Realtor today!

22. 2025-11-25
    listed $72,000 Active 935-char remark

    Show marketing remark (935 chars)

    Back on the market , due to buyer's financing . Welcome to 1004 Voorhees, a capacious and versatile single-family residence nestled in the heart of Jackson, Mississippi. This expansive property boasts a total of 7 bedrooms and 4 bathrooms, making it a perfect investment opportunity or an ideal home for a large family seeking plenty of personal space. Buyers will find the property's proximity to Jackson State University, just a mile away, to be a significant draw. Additionally, being a mere 2 miles from the vibrant downtown area, residents have the best of Jackson's cultural, dining, and entertainment options within easy reach. The established community that surrounds this residence. Schools are close by, ensuring children have access to quality education. A variety of eateries cater to every taste, and the nearby amenities ensure that everything you need is just a stone's throw away. Call your favorite Realtor today!

23. 2024-11-21
    soldstatus Closed 204-char remark

    Show marketing remark (204 chars)

    This is a excellent investment home less than 1 mile from Jackson State Universary. and 1 mile from downtown Jackson. This is a 7 Bedroom 3.5 Bedroom home that has been used as a student / ministry house.

24. 2024-11-20
    soldstatus
25. 2024-10-15
    status Pending 204-char remark

    Show marketing remark (204 chars)

    This is a excellent investment home less than 1 mile from Jackson State Universary. and 1 mile from downtown Jackson. This is a 7 Bedroom 3.5 Bedroom home that has been used as a student / ministry house.

26. 2024-08-15
    listed $101,500 Active 204-char remark

    Show marketing remark (204 chars)

    This is a excellent investment home less than 1 mile from Jackson State Universary. and 1 mile from downtown Jackson. This is a 7 Bedroom 3.5 Bedroom home that has been used as a student / ministry house.

27. 2005-12-16
    soldstatus
28. 2005-12-16
    soldstatus
29. 2005-03-22
    listed $69,000
30. 2004-11-20
    historical
31. 2002-05-28
    listed $62,000
32. 1998-08-17
    soldstatus
33. 1978-06-30
    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: $2,291 · $191/mo
• Projected year-2 tax: $2,291 · $191/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 · 20 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: $17,571
• − Mortgage interest: −$3,109
• − Property taxes: −$2,291
• − Insurance: −$278
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$1,615
• Taxable income: $7,468
• Est. tax owed @ 24.0%: −$1,792
• After-tax cash flow: $6,028/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-10.5% since first listed

17 events — show timeline

• 2026-05-06 Relisted — MLSU
• 2026-04-27 Pending — MLSU
• 2026-03-02 Price Changed $55,500 MLSU
• 2026-02-25 Price Changed $66,500 MLSU
• 2026-01-24 Price Changed $70,000 MLSU
• 2025-11-25 Listed $72,000 MLSU
• 2024-11-21 Sold (MLS) — MLSU
• 2024-11-20 Sold (Public Records) — Public Records
• 2024-10-15 Pending — MLSU
• 2024-08-15 Listed $101,500 MLSU
• 2005-12-16 Sold (Public Records) — Public Records
• 2005-12-16 Sold (MLS) — MLSU
• 2005-03-22 Listed $69,000 MLSU
• 2004-11-20 Listing Removed — MLSU
• 2002-05-28 Listed $62,000 MLSU
• 1998-08-17 Sold (Public Records) — Public Records
• 1978-06-30 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,291 · +1.8% YoY. Source: county tax records.