2480 Paden St · Jackson, MS 39204

$15,000

3 bd · 2.0 ba · 1,820 sqft · SingleFamily public records · 37 Days on market

Built 1957 0.33 ac lot $8/sqft · 61% below area ↓ 34% since listing

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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

4 bedroom 2 bath home. Home is currently rented for $800 month. Package deal for all 4 properties is $70,000

Key facts

• Large lot
• 0.33 acre lot
• Built 1957

Tags

• LARGE LOT

Property features AI

Exterior

• Parking: Other parking (specific type not listed)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence configured as a duplex; One level
• Construction: HardiPlank-type and Masonite siding; Conventional foundation; Built year reported from public records
• Exterior features: Asphalt shingle roof; Lot of approximately 0.33 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No central cooling listed
• Interior features: Fireplace in the living room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $902 ($11k/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: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 78.4% 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: 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: Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 students, 100% FRL); Jim Hill High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 908 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 20 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 $1,273/mo this rent would consume 51% 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 $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 37 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $14,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 8.48% ✓
• Cap rate: 78.42%
• Cash-on-cash: 257.61%
• DSCR: 12.46
• GRM: 1.0

CMA / ARV

• ARV (median comp): $38,820
• List price: $15,000
• Delta: -61.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2662 Key St	0.32mi	3/2.5	1,680 (-8%)	1mo	$35,000	$21	70
308 Alta Woods Blvd	0.52mi	3/2.0	1,915 (+5%)	2mo	$19,000	$10	65
941 Dorgan St	0.44mi	3/2.0	1,644 (-10%)	11mo	$35,000	$21	54
2942 Barwood Dr	0.66mi	4/2.0 (+1)	2,014 (+11%)	4mo	$31,500	$16	43
304 Catalina Cir	0.62mi	3/2.0	1,623 (-11%)	15mo	$27,000	$17	41
263 Shady Cir	0.75mi	3/2.0	1,574 (-14%)	5mo	$55,000	$35	39
811 Alverado St	0.53mi	4/2.0 (+1)	1,658 (-9%)	21mo	$64,000	$39	38
259 Carmel Ave	0.66mi	3/2.0	1,992 (+10%)	23mo	$39,500	$20	35
1939 Shamrock Dr	0.67mi	4/2.0 (+1)	1,554 (-15%)	7mo	$45,000	$29	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: —
• Equity multiple: 18.22×
• Total profit: $72,340
• Equity at exit: $13,513

10-year hold

• IRR: —
• Equity multiple: 44.94×
• Total profit: $184,568
• 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: 1.0×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $902

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 24%

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	0.39mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	23d	1	0.75mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	13d	1	0.80mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.90mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	13d	1	0.90mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	0.94mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	0.97mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	0.97mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	1.11mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	13d	1	1.17mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	1.17mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	1.17mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	1.21mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	13d	1	1.26mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	13d	1	1.29mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	13d	1	1.43mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	43d	1	1.43mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	1.44mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	23d	1	1.45mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $15,000 Active 37 DOM
2. 2026-06-17
   days on market $15,000 Active 36 DOM
3. 2026-06-16
   days on market $15,000 Active 35 DOM
4. 2026-06-15
   days on market $15,000 Active 34 DOM
5. 2026-06-14
   days on market $15,000 Active 32 DOM
6. 2026-06-13
   days on market $15,000 Active 31 DOM
7. 2026-06-10
   days on market $15,000 Active 29 DOM
8. 2026-06-09
   days on market $15,000 Active 28 DOM
9. 2026-06-08
   days on market $15,000 Active 27 DOM
10. 2026-06-07
    days on market $15,000 Active 26 DOM
11. 2026-06-05
    days on market $15,000 Active 23 DOM
12. 2026-06-03
    days on market $15,000 Active 22 DOM
13. 2026-06-02
    days on market $15,000 Active 21 DOM
14. 2026-06-01
    days on market $15,000 Active 20 DOM
15. 2026-05-31
    days on market $15,000 Active 19 DOM
16. 2026-05-30
    days on market $15,000 Active 18 DOM
17. 2026-05-12
    listed $15,000 Active 601-char remark
18. 2019-10-15
    soldstatus
19. 2016-12-28
    soldstatus
20. 2016-09-30
    soldstatus 108-char remark

    Show marketing remark (108 chars)

    4 bedroom 2 bath home. Home is currently rented for $800 month. Package deal for all 4 properties is $70,000

21. 2016-08-03
    listed $20,000 108-char remark

    Show marketing remark (108 chars)

    4 bedroom 2 bath home. Home is currently rented for $800 month. Package deal for all 4 properties is $70,000

22. 2009-03-13
    soldstatus

    Show marketing remark (136 chars)

    GREAT INVESTMENT PROPERTY!!! LARGE 4 BEDROOMS 3 BATH. PROOF OF FUNDS REQUIRED AND $1000 EARNEST MONEY MADE PAYABLE TO LISTING BROKERAGE.

23. 2009-03-13
    soldstatus

    Show marketing remark (136 chars)

    GREAT INVESTMENT PROPERTY!!! LARGE 4 BEDROOMS 3 BATH. PROOF OF FUNDS REQUIRED AND $1000 EARNEST MONEY MADE PAYABLE TO LISTING BROKERAGE.

24. 2008-12-02
    listed $22,900

    Show marketing remark (136 chars)

    GREAT INVESTMENT PROPERTY!!! LARGE 4 BEDROOMS 3 BATH. PROOF OF FUNDS REQUIRED AND $1000 EARNEST MONEY MADE PAYABLE TO LISTING BROKERAGE.

25. 2005-10-06
    soldstatus
26. 1995-03-31
    soldstatus
27. 1968-06-20
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥108°F today · 17 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: $15,270
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$436
• Taxable income: $11,251
• Est. tax owed @ 24.0%: −$2,700
• After-tax cash flow: $8,120/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

-34.5% since first listed

11 events — show timeline

• 2026-05-12 Listed $15,000 MLSU
• 2019-10-15 Sold (Public Records) — Public Records
• 2016-12-28 Sold (Public Records) — Public Records
• 2016-09-30 Sold (MLS) — MLSU
• 2016-08-03 Listed $20,000 MLSU
• 2009-03-13 Sold (Public Records) — Public Records
• 2009-03-13 Sold (MLS) — MLSU
• 2008-12-02 Listed $22,900 MLSU
• 2005-10-06 Sold (Public Records) — Public Records
• 1995-03-31 Sold (Public Records) — Public Records
• 1968-06-20 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,495 · +3.5% YoY. Source: county tax records.