1235 Jacks Ave · Tunica, MS 38676

$143,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 147 Days on market

Built 1965 0.60 ac lot $102/sqft · 14% below area Est $199k · 28% under ↓ 19% 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 +20.3/30.0
• ARV discount +15.0/15.0
• Appreciation +8.7/10.0
• DSCR +6.4/10.0
• 1% rule +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

1235 Jacks Ave in Tunica, MS is a solid opportunity for a buyer ready to put their own touch on a property. This home offers a convenient location and plenty of potential, whether you're an investor or someone looking for a project. The property is being sold ''as is''! Purchase options include cash or a conventional bank loan. This could be a great fit for someone looking to renovate, add to a rental portfolio, or create value through updates.

Key facts

• 0.6 acre lot
• Built 1965
• Listed 147 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (6.0% below list).
• Recommended offer: $126k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#207 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: employment D, schools F, amenities F.
• Tunica County School District (rural): math 13% / reading 16% proficiency, ranked #110 of 130 in MS (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 90 units permitted in Tunica County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($989 loan paydown + $11k appreciation (7.4% local appreciation)).
• Tunica County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.4% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1965 — 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: 0.94% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (median comp): $199,378
• List price: $143,000
• Delta: -28.28%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1029 Brandon Cv	0.42mi	3/2.0	1,420 (+1%)	6mo	$51,800	$36	73

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

Projected returns pro-forma

7.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.63×
• Total profit: $65,179
• Equity at exit: $103,022

10-year hold

• IRR: 21.1%
• Equity multiple: 5.51×
• Total profit: $180,405
• Equity at exit: $199,359

Cash invested: $40,040 (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 38676

• Home prices YoY: 6.5%
• Active inventory: 13
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$750
• Tax from tax record: −$70 /mo · $842/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $182

Break-even live

Break-even rent $1,113

Max offer price $143,000

Occupancy floor 81%

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $143,000 Active 147 DOM
2. 2026-06-17
   days on market $143,000 Active 146 DOM
3. 2026-06-16
   days on market $143,000 Active 145 DOM
4. 2026-06-15
   days on market $143,000 Active 144 DOM
5. 2026-06-13
   days on market $143,000 Active 142 DOM
6. 2026-06-10
   days on market $143,000 Active 139 DOM
7. 2026-06-09
   days on market $143,000 Active 138 DOM
8. 2026-06-08
   days on market $143,000 Active 137 DOM
9. 2026-06-07
   days on market $143,000 Active 136 DOM
10. 2026-05-31
    days on market $143,000 Active 133 DOM
11. 2026-01-19
    listed $143,000 Active 451-char remark

    Show marketing remark (451 chars)

    1235 Jacks Ave in Tunica, MS is a solid opportunity for a buyer ready to put their own touch on a property. This home offers a convenient location and plenty of potential, whether you're an investor or someone looking for a project. The property is being sold ''as is''! Purchase options include cash or a conventional bank loan. This could be a great fit for someone looking to renovate, add to a rental portfolio, or create value through updates.

12. 2024-04-01
    historical
13. 2024-03-04
    price $140,000
14. 2024-01-04
    status Active
15. 2024-01-01
    historical
16. 2023-12-31
    price $170,000
17. 2023-08-29
    listed $177,000 Active
18. 2005-05-04
    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: $842 · $70/mo
• Projected year-2 tax: $1,130 · $94/mo
• Expected delta: +$288/yr (+$24/mo · 34.2%)

ⓘ 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 (shaded) · 71% 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 4/10 Moderate 23% 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: $16,128
• − Mortgage interest: −$8,010
• − Property taxes: −$842
• − Insurance: −$715
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$4,160
• Taxable loss: −$179
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $2,229/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: Tunica County School District
• NCES district ID: 2804290
• Math proficiency: 13% ▼ -26.00%
• Reading proficiency: 16% ▼ -9.00%
• Median HH income: $32,099
• Composite: 11.64/100
• National rank: #9693
• State rank: #110 of 130 in MS

Livability — Tunica

• Score: 61/100
• State rank: #207
• US rank: #18414

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing B+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,318

Population outlook (Tunica County) Hauer SSP2

• Today (2025): 9,512 people
• By 2030: 9,080 · -4.5%
• By 2040: 8,232 · -13.5%
• By 2050: 7,406 · -22.1%
• By 2075: 5,511 · -42.1%
• By 2100: 3,828 · -59.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (77%)
• Race & ethnicity: Black 77% White 22% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Tunica

• 2024 margin: Solid D (+38.9) · D 68.8% · R 29.9% · Other 1.2%
• 2008→2024 swing: -13.3pp toward R · 2008: 52.2pp · 2024: 38.9pp
• All cycles: 2024: D+38.9 2020: D+46.4 2016: D+50.2 2012: D+58.8 2008: D+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.42%
• Current HPI: 120.6957
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-19.2% since first listed

8 events — show timeline

• 2026-01-19 Listed $143,000 MLSU
• 2024-04-01 Listing Removed — MLSU
• 2024-03-04 Price Changed $140,000 MLSU
• 2024-01-04 Relisted — MLSU
• 2024-01-01 Listing Removed — MLSU
• 2023-12-31 Price Changed $170,000 MLSU
• 2023-08-29 Listed $177,000 MLSU
• 2005-05-04 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $842 · +0.0% YoY. Source: county tax records.