933 Randall St · Jackson, MS 39203

$25,000

2 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 70 Days on market

Built 1960 3,920 sqft lot $23/sqft · 11% below area Est $29k · 13% under ↓ 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
• ARV discount +13.1/15.0
• Appreciation +5.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Great investment opportunity in Jackson! This property is being sold as is and offers strong potential for investors looking to add to their rental portfolio or complete a renovation project. Located in an established area with steady rental demand. Priced accordingly to reflect condition.

Key facts

• 3,920 sq ft lot
• Built 1960
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.
• Cap rate 37.0% 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: 10 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $373 of equity ($173 loan paydown + $200 appreciation (0.8% 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 (0.8% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $23,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 4.20% ✓
• Cap rate: 36.99%
• Cash-on-cash: 109.63%
• DSCR: 5.88
• GRM: 2.0

CMA / ARV

• ARV (median comp): $28,587
• List price: $25,000
• Delta: -12.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 Erie St	0.27mi	2/1.0	1,090 (-1%)	6mo	$8,000	$7	76
2157 Ludlow Ave	0.37mi	3/2.0 (+1)	1,122 (+2%)	12mo	$37,500	$33	65
2234 Mobile Ave	0.47mi	3/1.5 (+1)	1,102 (-0%)	10mo	$25,000	$23	62
518 W Ash St	0.40mi	2/1.0	1,048 (-5%)	11mo	$23,000	$22	60
425 Derrick St	0.40mi	3/1.0 (+1)	1,056 (-4%)	8mo	$59,900	$57	58
2324 Ludlow Ave	0.52mi	3/1.0 (+1)	1,203 (+9%)	3mo	$20,000	$17	49
148 Princeton St	0.58mi	3/1.0 (+1)	1,125 (+2%)	16mo	$82,000	$73	48
2235 Mobile Ave	0.47mi	3/1.0 (+1)	994 (-10%)	12mo	$30,000	$30	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.85×
• Total profit: $40,979
• Equity at exit: $8,273

10-year hold

• IRR: —
• Equity multiple: 14.23×
• Total profit: $92,635
• Equity at exit: $10,794

Cash invested: $7,000 (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 39203

• Home prices YoY: 0.6%
• Active inventory: 10
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,051 high
• Mortgage (P&I): −$131
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $640

Break-even live

Break-even rent $241

Max offer price $25,000

Occupancy floor 34%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2157 Ludlow Ave Jackson, MS	3.0	2.0	1123	$1,300	$1.16	43d	1	0.33mi
2157 Ludlow Ave Unit Na Jackson, MS	3.0	2.0	1123	$1,450	$1.29	13d	1	0.33mi
1225 Bailey Ave Jackson, MS	2.0	1.0	990	$750	$0.76	43d	1	0.58mi
137 Sivley Ave Jackson, MS	3.0	1.0	1288	$1,000	$0.78	21d	1	0.65mi
1204 First Ave Jackson, MS	2.0	1.0	800	$725	$0.91	23d	1	0.70mi
255 S Prentiss St Jackson, MS	2.0	1.0	729	$1,000	$1.37	43d	1	0.76mi
1818 Saint Charles St Jackson, MS	3.0	1.0	983	$995	$1.01	43d	1	0.80mi
2829 Comfort St Jackson, MS	3.0	1.5	1260	$1,250	$0.99	23d	1	1.07mi
2829 Comfort St Jackson, MS	3.0	2.0	1260	$1,250	$0.99	13d	1	1.07mi
2566 Williamson Ave Jackson, MS	3.0	1.5	940	$1,150	$1.22	43d	1	1.09mi
209 Poindexter St Jackson, MS	2.0	2.0	1075	$825	$0.77	43d	1	1.10mi
1633 Robinson St Unit 1633 Jackson, MS	1.0	1.0	875	$775	$0.89	13d	1	1.11mi
1647 Robinson St Unit B Jackson, MS	1.0	1.0	900	$850	$0.94	13d	1	1.12mi
1711 Robinson St Jackson, MS	2.0	1.0	800	$800	$1.00	23d	1	1.15mi
3380 Shady Oaks St Unit B Jackson, MS	2.0	1.0	721	$871	$1.21	23d	1	1.25mi
3380 Shady Oaks St Jackson, MS	2.0	1.0	721	$871	$1.21	13d	1	1.25mi
3380 Shady Oaks St Unit D Jackson, MS	2.0	1.0	721	$832	$1.15	43d	1	1.25mi
1505 N West St Unit 101 Jackson, MS	1.0	1.0	700	$650	$0.93	43d	1	1.25mi
1505 N West St Unit 110 Jackson, MS	1.0	1.0	700	$650	$0.93	21d	1	1.25mi
3444 Martin Luther King Jr Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	43d	1	1.37mi
803 N Congress St Unit D Jackson, MS	1.0	1.0	900	$900	$1.00	43d	1	1.49mi
102 N Mill St Jackson, MS	1.0	1.0	687	$1,310	$1.91	13d	5	1.50mi

Listing history 14 events

1. 2026-06-02
   days on market $25,000 Active 70 DOM
2. 2026-06-01
   days on market $25,000 Active 69 DOM
3. 2026-05-31
   days on market $25,000 Active 68 DOM
4. 2026-05-30
   days on market $25,000 Active 67 DOM
5. 2026-04-29
   price $25,000 290-char remark

   Show marketing remark (290 chars)

   Great investment opportunity in Jackson! This property is being sold as is and offers strong potential for investors looking to add to their rental portfolio or complete a renovation project. Located in an established area with steady rental demand. Priced accordingly to reflect condition.

6. 2026-04-20
   price $29,500 290-char remark

   Show marketing remark (290 chars)

   Great investment opportunity in Jackson! This property is being sold as is and offers strong potential for investors looking to add to their rental portfolio or complete a renovation project. Located in an established area with steady rental demand. Priced accordingly to reflect condition.

7. 2026-04-07
   price $35,000 290-char remark

   Show marketing remark (290 chars)

   Great investment opportunity in Jackson! This property is being sold as is and offers strong potential for investors looking to add to their rental portfolio or complete a renovation project. Located in an established area with steady rental demand. Priced accordingly to reflect condition.

8. 2026-03-24
   listed $38,000 Active 290-char remark

   Show marketing remark (290 chars)

   Great investment opportunity in Jackson! This property is being sold as is and offers strong potential for investors looking to add to their rental portfolio or complete a renovation project. Located in an established area with steady rental demand. Priced accordingly to reflect condition.

9. 2016-02-04
   soldstatus
10. 2015-03-13
    soldstatus
11. 1989-03-03
    soldstatus
12. 1984-12-04
    soldstatus
13. 1983-12-30
    soldstatus
14. 1973-01-31
    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: $589 · $49/mo
• Projected year-2 tax: $589 · $49/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,609
• − Mortgage interest: −$1,400
• − Property taxes: −$589
• − Insurance: −$125
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$727
• Taxable income: $7,750
• Est. tax owed @ 24.0%: −$1,860
• After-tax cash flow: $5,814/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
• City population: 140,204
• Population (ZIP): 4,803

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 (94%)
• Race & ethnicity: Black 94% White 4% Two or more races 1%
• Foreign-born: 1%
• 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: ▲ 0.80%
• Current HPI: 130.2184
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-34.2% since first listed

10 events — show timeline

• 2026-04-29 Price Changed $25,000 MLSU
• 2026-04-20 Price Changed $29,500 MLSU
• 2026-04-07 Price Changed $35,000 MLSU
• 2026-03-24 Listed $38,000 MLSU
• 2016-02-04 Sold (Public Records) — Public Records
• 2015-03-13 Sold (Public Records) — Public Records
• 1989-03-03 Sold (Public Records) — Public Records
• 1984-12-04 Sold (Public Records) — Public Records
• 1983-12-30 Sold (Public Records) — Public Records
• 1973-01-31 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $589 · +0.9% YoY. Source: county tax records.