1018 Combs St · Jackson, MS 39204

$15,000

2 bd · 1.0 ba · 776 sqft · SingleFamily public records · 316 Days on market

Built 1950 0.32 ac lot $19/sqft · 56% below area ↓ 17% since listing

---

Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Back on the market, due to buyer unable to close . Here is another chance for Investors and DIY Enthusiasts! Cash offers only and must be able to close in 14 to 21 days . Due diligence before making an offer ! Unleash your creativity at 1018 Combs Street, where opportunity awaits in this 2-bedroom, 1-bath house. Offering 776 square feet of potential, this property is a blank canvas for those ready to tackle a special project and make a new mark in a community. The house boasts a brand-new roof and updated electrical wiring throughout , providing peace of mind and a solid foundation for your renovation plans. It has been completed gutted, with replaced beams and wood saving you the hassle of initial demolition and immediately allowing you to focus on bringing your vision to life. Located on a quiet street, and easy access to both I-55 and I-20, making commuting a breeze. HUGE backyard to expand the home and design your private oasis while entertaining guest. With parking for 2 vehicles, this property is not just a house, it's an opportunity to create a cozy retreat or a profitable investment. Don't miss out on the chance to transform 1018 Combs Street into a charming haven or a lucrative flip! Call your favorite Realtor and bring us your offer !!

Key facts

• Proximity to schools
• Brand new roof
• Replaced beams

Tags

• BRAND NEW ROOF
• UPDATED ELECTRICAL WIRING
• GUTTED INTERIOR
• REPLACED BEAMS
• HUGE BACKYARD
• PROXIMITY TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.
• Cap rate 61.1% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2k of equity ($104 loan paydown + $2k 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 316 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $13,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 316 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 1950 — 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: 6.96% ✓
• Cap rate: 61.07%
• Cash-on-cash: 195.64%
• DSCR: 9.70
• GRM: 1.2

CMA / ARV

• ARV (median comp): $33,868
• List price: $15,000
• Delta: -55.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
979 Winn St	0.17mi	2/1.0	796 (+3%)	3mo	$22,000	$28	85
1184 W Mcdowell Rd	0.55mi	2/1.0	808 (+4%)	12mo	$53,000	$66	57

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: —
• Equity multiple: 14.65×
• Total profit: $57,336
• Equity at exit: $13,513

10-year hold

• IRR: —
• Equity multiple: 36.31×
• Total profit: $148,293
• Equity at exit: $29,142

Cash invested: $4,200 (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: 1.2×

Monthly cashflow live

• Estimated rent: $1,044 high
• Mortgage (P&I): −$79
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $685

Break-even live

Break-even rent $177

Max offer price $15,000

Occupancy floor 29%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	0.63mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.74mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	0.74mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	0.77mi
225 W McDowell Rd Apt L2 Jackson, MS	1.0	1.0	896	$750	$0.84	21d	1	0.90mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$975	$1.08	43d	18	0.91mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	0.93mi
1595 W Highland Dr Jackson, MS	1.0	1.0	735	$899	$1.22	43d	1	1.15mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	1.46mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.47mi

Listing history 13 events

1. 2026-06-01
   days on market $15,000 Active 316 DOM
2. 2026-05-31
   days on market $15,000 Active 315 DOM
3. 2026-05-30
   days on market $15,000 Active 314 DOM
4. 2025-11-19
   status Active 1277-char remark

   Show marketing remark (1277 chars)

   Back on the market, due to buyer unable to close . Here is another chance for Investors and DIY Enthusiasts! Cash offers only and must be able to close in 14 to 21 days . Due diligence before making an offer ! Unleash your creativity at 1018 Combs Street, where opportunity awaits in this 2-bedroom, 1-bath house. Offering 776 square feet of potential, this property is a blank canvas for those ready to tackle a special project and make a new mark in a community. The house boasts a brand-new roof and updated electrical wiring throughout , providing peace of mind and a solid foundation for your renovation plans. It has been completed gutted, with replaced beams and wood saving you the hassle of initial demolition and immediately allowing you to focus on bringing your vision to life. Located on a quiet street, and easy access to both I-55 and I-20, making commuting a breeze. HUGE backyard to expand the home and design your private oasis while entertaining guest. With parking for 2 vehicles, this property is not just a house, it's an opportunity to create a cozy retreat or a profitable investment. Don't miss out on the chance to transform 1018 Combs Street into a charming haven or a lucrative flip! Call your favorite Realtor and bring us your offer !!

5. 2025-10-30
   status Pending 1277-char remark

   Show marketing remark (1277 chars)

   Back on the market, due to buyer unable to close . Here is another chance for Investors and DIY Enthusiasts! Cash offers only and must be able to close in 14 to 21 days . Due diligence before making an offer ! Unleash your creativity at 1018 Combs Street, where opportunity awaits in this 2-bedroom, 1-bath house. Offering 776 square feet of potential, this property is a blank canvas for those ready to tackle a special project and make a new mark in a community. The house boasts a brand-new roof and updated electrical wiring throughout , providing peace of mind and a solid foundation for your renovation plans. It has been completed gutted, with replaced beams and wood saving you the hassle of initial demolition and immediately allowing you to focus on bringing your vision to life. Located on a quiet street, and easy access to both I-55 and I-20, making commuting a breeze. HUGE backyard to expand the home and design your private oasis while entertaining guest. With parking for 2 vehicles, this property is not just a house, it's an opportunity to create a cozy retreat or a profitable investment. Don't miss out on the chance to transform 1018 Combs Street into a charming haven or a lucrative flip! Call your favorite Realtor and bring us your offer !!

6. 2025-10-17
   price $15,000 1277-char remark

   Show marketing remark (1277 chars)

   Back on the market, due to buyer unable to close . Here is another chance for Investors and DIY Enthusiasts! Cash offers only and must be able to close in 14 to 21 days . Due diligence before making an offer ! Unleash your creativity at 1018 Combs Street, where opportunity awaits in this 2-bedroom, 1-bath house. Offering 776 square feet of potential, this property is a blank canvas for those ready to tackle a special project and make a new mark in a community. The house boasts a brand-new roof and updated electrical wiring throughout , providing peace of mind and a solid foundation for your renovation plans. It has been completed gutted, with replaced beams and wood saving you the hassle of initial demolition and immediately allowing you to focus on bringing your vision to life. Located on a quiet street, and easy access to both I-55 and I-20, making commuting a breeze. HUGE backyard to expand the home and design your private oasis while entertaining guest. With parking for 2 vehicles, this property is not just a house, it's an opportunity to create a cozy retreat or a profitable investment. Don't miss out on the chance to transform 1018 Combs Street into a charming haven or a lucrative flip! Call your favorite Realtor and bring us your offer !!

7. 2025-07-31
   price $19,000 1277-char remark

   Show marketing remark (1277 chars)

   Back on the market, due to buyer unable to close . Here is another chance for Investors and DIY Enthusiasts! Cash offers only and must be able to close in 14 to 21 days . Due diligence before making an offer ! Unleash your creativity at 1018 Combs Street, where opportunity awaits in this 2-bedroom, 1-bath house. Offering 776 square feet of potential, this property is a blank canvas for those ready to tackle a special project and make a new mark in a community. The house boasts a brand-new roof and updated electrical wiring throughout , providing peace of mind and a solid foundation for your renovation plans. It has been completed gutted, with replaced beams and wood saving you the hassle of initial demolition and immediately allowing you to focus on bringing your vision to life. Located on a quiet street, and easy access to both I-55 and I-20, making commuting a breeze. HUGE backyard to expand the home and design your private oasis while entertaining guest. With parking for 2 vehicles, this property is not just a house, it's an opportunity to create a cozy retreat or a profitable investment. Don't miss out on the chance to transform 1018 Combs Street into a charming haven or a lucrative flip! Call your favorite Realtor and bring us your offer !!

8. 2025-07-01
   listed $25,000 Active 1277-char remark

   Show marketing remark (1277 chars)

   Back on the market, due to buyer unable to close . Here is another chance for Investors and DIY Enthusiasts! Cash offers only and must be able to close in 14 to 21 days . Due diligence before making an offer ! Unleash your creativity at 1018 Combs Street, where opportunity awaits in this 2-bedroom, 1-bath house. Offering 776 square feet of potential, this property is a blank canvas for those ready to tackle a special project and make a new mark in a community. The house boasts a brand-new roof and updated electrical wiring throughout , providing peace of mind and a solid foundation for your renovation plans. It has been completed gutted, with replaced beams and wood saving you the hassle of initial demolition and immediately allowing you to focus on bringing your vision to life. Located on a quiet street, and easy access to both I-55 and I-20, making commuting a breeze. HUGE backyard to expand the home and design your private oasis while entertaining guest. With parking for 2 vehicles, this property is not just a house, it's an opportunity to create a cozy retreat or a profitable investment. Don't miss out on the chance to transform 1018 Combs Street into a charming haven or a lucrative flip! Call your favorite Realtor and bring us your offer !!

9. 2023-08-30
   soldstatus
10. 2021-04-21
    soldstatus 119-char remark

    Show marketing remark (119 chars)

    We now have a 2 bedroom 1 bathroom home on the market located in Jackson MS. Reach out to your local Real Estate Agent.

11. 2021-03-24
    listed $18,000 119-char remark

    Show marketing remark (119 chars)

    We now have a 2 bedroom 1 bathroom home on the market located in Jackson MS. Reach out to your local Real Estate Agent.

12. 1997-10-03
    soldstatus
13. 1990-08-29
    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: $662 · $55/mo
• Projected year-2 tax: $662 · $55/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 6/10 Major 6 d/yr ≥108°F today · 16 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: $12,528
• − Mortgage interest: −$840
• − Property taxes: −$662
• − Insurance: −$75
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$436
• Taxable income: $8,510
• Est. tax owed @ 24.0%: −$2,043
• After-tax cash flow: $6,174/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

-16.7% since first listed

10 events — show timeline

• 2025-11-19 Relisted — MLSU
• 2025-10-30 Pending — MLSU
• 2025-10-17 Price Changed $15,000 MLSU
• 2025-07-31 Price Changed $19,000 MLSU
• 2025-07-01 Listed $25,000 MLSU
• 2023-08-30 Sold (Public Records) — Public Records
• 2021-04-21 Sold (MLS) — MLSU
• 2021-03-24 Listed $18,000 MLSU
• 1997-10-03 Sold (Public Records) — Public Records
• 1990-08-29 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $662 · +0.4% YoY. Source: county tax records.