960 Stuart St · Jackson, MS 39204

$65,000

2 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 163 Days on market

Built 1952 0.36 ac lot $52/sqft · 93% above area

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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 +7.5/15.0
• 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

INVESTOR ALERT-CLASH FLOW BONANZA (TENANT IN PLACE) Unlock immediate income with this 4br/2 full Bath rental producing positive cash flow on Day one. This one listed below appraisal , your gain. Tenant in place ,so you can start collecting rent without any delays;vacancy;rehab;or leasing hassle. Listed below Appraisal ! Call any Realtor today!

Key facts

• 0.36 acre lot
• Built 1952
• Listed 163 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 44% 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 $7k of equity ($449 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 + 8.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y 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 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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. 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: 1.70% ✓
• Cap rate: 14.18%
• Cash-on-cash: 28.18%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (median comp): $33,750
• List price: $65,000
• Delta: 92.59%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2805 Engleside Dr	0.26mi	3/1.0 (+1)	1,200 (-4%)	0mo	$54,200	$45	75
2566 Mcdowell Cir	0.19mi	3/1.5 (+1)	1,204 (-4%)	3mo	$35,000	$29	75
931 Stuart St	0.07mi	3/2.0 (+1)	1,363 (+8%)	3mo	$32,500	$24	71
2112 Paden St	0.71mi	3/1.0 (+1)	1,259 (+0%)	1mo	$35,000	$28	61
2646 Revere St	0.49mi	3/1.0 (+1)	1,360 (+8%)	0mo	$30,000	$22	58
2716 Woodside Dr	0.62mi	3/1.5 (+1)	1,184 (-6%)	0mo	$54,900	$46	54
2524 Coronet Pl	0.63mi	3/1.0 (+1)	1,190 (-5%)	3mo	$30,000	$25	54
2364 Coronet Pl	0.61mi	3/1.0 (+1)	1,190 (-5%)	6mo	$74,500	$63	53
1319 Dorgan St	0.46mi	3/2.0 (+1)	1,131 (-10%)	1mo	$65,000	$57	52
2813 Brookwood Dr	0.60mi	3/1.0 (+1)	1,141 (-9%)	3mo	$45,000	$39	49
2261 Paden St	0.56mi	3/2.0 (+1)	1,369 (+9%)	3mo	$70,000	$51	48
2081 Shady Lane Dr	0.49mi	3/2.0 (+1)	1,420 (+13%)	4mo	$12,000	$8	44

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: 48.7%
• Equity multiple: 4.76×
• Total profit: $68,475
• Equity at exit: $58,557

10-year hold

• IRR: 44.5%
• Equity multiple: 11.70×
• Total profit: $194,726
• Equity at exit: $126,281

Cash invested: $18,200 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,104 high
• Mortgage (P&I): −$341
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $427

Break-even live

Break-even rent $563

Max offer price $65,000

Occupancy floor 56%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 36 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	0.23mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	0.43mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	0.48mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	0.48mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	0.54mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	0.57mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	13d	1	0.65mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	0.65mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.72mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	0.72mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	0.76mi
225 W McDowell Rd Apt L2 Jackson, MS	1.0	1.0	896	$750	$0.84	21d	1	0.80mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$975	$1.08	43d	18	0.81mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	0.87mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	0.91mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	0.92mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	0.97mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	13d	1	0.97mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	13d	1	1.00mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	1.01mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	1.01mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	1.02mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	1.02mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	1.08mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	13d	1	1.08mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	23d	1	1.09mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	1.12mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	1.14mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	1.18mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	1.19mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.26mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	1.31mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	43d	1	1.38mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	13d	1	1.41mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	1.42mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	1.46mi

Listing history 34 events

1. 2026-06-18
   days on market $65,000 Active 163 DOM
2. 2026-06-17
   days on market $65,000 Active 162 DOM
3. 2026-06-16
   days on market $65,000 Active 161 DOM
4. 2026-06-15
   days on market $65,000 Active 160 DOM
5. 2026-06-14
   days on market $65,000 Active 158 DOM
6. 2026-06-13
   days on market $65,000 Active 157 DOM
7. 2026-06-10
   days on market $65,000 Active 155 DOM
8. 2026-06-09
   days on market $65,000 Active 154 DOM
9. 2026-06-08
   days on market $65,000 Active 153 DOM
10. 2026-06-07
    days on market $65,000 Active 152 DOM
11. 2026-06-05
    days on market $65,000 Active 149 DOM
12. 2026-06-03
    days on market $65,000 Active 148 DOM
13. 2026-06-02
    days on market $65,000 Active 147 DOM
14. 2026-05-30
    days on market $65,000 Active 146 DOM
15. 2026-01-04
    listed $65,000 Active 354-char remark

    Show marketing remark (354 chars)

    INVESTOR ALERT-CLASH FLOW BONANZA (TENANT IN PLACE) Unlock immediate income with this 4br/2 full Bath rental producing positive cash flow on Day one. This one listed below appraisal , your gain. Tenant in place ,so you can start collecting rent without any delays;vacancy;rehab;or leasing hassle. Listed below Appraisal ! Call any Realtor today!

16. 2025-12-15
    status Pending
17. 2025-12-14
    historical
18. 2025-10-27
    listed $65,000 Active
19. 2025-04-03
    status Active
20. 2025-03-31
    status Pending
21. 2025-03-31
    historical
22. 2025-03-20
    listed $77,000 Active
23. 2023-09-15
    soldstatus
24. 2009-07-16
    soldstatus
25. 2009-07-16
    soldstatus
26. 2009-04-09
    listed $15,900
27. 2006-07-12
    soldstatus
28. 2006-05-02
    historical
29. 2005-03-31
    soldstatus
30. 2004-12-16
    soldstatus
31. 2001-06-28
    soldstatus
32. 2001-01-05
    listed $27,200
33. 1997-09-26
    soldstatus
34. 1995-07-31
    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: $925 · $77/mo
• Projected year-2 tax: $925 · $77/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,253
• − Mortgage interest: −$3,641
• − Property taxes: −$925
• − Insurance: −$325
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$1,891
• Taxable income: $4,350
• Est. tax owed @ 24.0%: −$1,044
• After-tax cash flow: $4,085/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

+139.0% since first listed

20 events — show timeline

• 2026-01-04 Listed $65,000 MLSU
• 2025-12-15 Pending — MLSU
• 2025-12-14 Listing Removed — MLSU
• 2025-10-27 Listed $65,000 MLSU
• 2025-04-03 Relisted — MLSU
• 2025-03-31 Pending — MLSU
• 2025-03-31 Listing Removed — MLSU
• 2025-03-20 Listed $77,000 MLSU
• 2023-09-15 Sold (Public Records) — Public Records
• 2009-07-16 Sold (Public Records) — Public Records
• 2009-07-16 Sold (MLS) — MLSU
• 2009-04-09 Listed $15,900 MLSU
• 2006-07-12 Sold (Public Records) — Public Records
• 2006-05-02 Listing Removed — MLSU
• 2005-03-31 Sold (Public Records) — Public Records
• 2004-12-16 Sold (Public Records) — Public Records
• 2001-06-28 Sold (Public Records) — Public Records
• 2001-01-05 Listed $27,200 MLSU
• 1997-09-26 Sold (Public Records) — Public Records
• 1995-07-31 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $925 · +0.4% YoY. Source: county tax records.