1317 Collier Ave · Jackson, MS 39213

$37,500

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 99 Days on market

Built 1954 6,969 sqft lot $50/sqft · at area comps Est $37k · at est.

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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 +7.0/15.0
• 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

Available investment property to add or start your real estate portfolio. Property located near commuting veins, eateries, commerce, and anything else you need. SOLD AS-IS, WHERE IS. Seller prefers offers with no inspection contingencies and gives permission to the buyer to INSPECT the home PRIOR to MAKING an OFFER. NO assignments and NO wholesaler buyer offers will be accepted. ****ANY offers submitted without a copy of EMD, POF letter or loan approval letter will not be reviewed by the seller.**** The SELLER WILL NOT: Turn on utilities, Pay for a termite inspection, Make repair or gaurantees/warranties.

Key facts

• 6,969 sq ft lot
• Built 1954
• Listed 99 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($813 rent vs $38k).
• Recommended offer: $34k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.1% 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: 81 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 33% 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 $4k of equity ($259 loan paydown + $4k 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 + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $5k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $34,125 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 2.17% ✓
• Cap rate: 18.14%
• Cash-on-cash: 42.29%
• DSCR: 2.88
• GRM: 3.8

CMA / ARV

• ARV (median comp): $37,115
• List price: $37,500
• Delta: 1.04%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3123 Marion Dunbar St	0.72mi	2/1.0	648 (-13%)	23mo	$29,500	$46	26

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.1%
• Equity multiple: 5.19×
• Total profit: $44,014
• Equity at exit: $33,783

10-year hold

• IRR: 50.7%
• Equity multiple: 11.58×
• Total profit: $111,119
• Equity at exit: $72,854

Cash invested: $10,500 (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 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $813 high
• Mortgage (P&I): −$197
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $370

Break-even live

Break-even rent $345

Max offer price $37,500

Occupancy floor 49%

Sensitivity live

Price	-10% $391	-5% $381	+0% $370	+5% $359	+10% $349
Rent	-10% $306	-5% $338	+0% $370	+5% $402	+10% $434
Rate	-1.0pp $389	-0.5pp $380	base $370	+0.5pp $360	+1.0pp $350

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1175 Eminence Row Jackson, MS	2.0	1.0	700	$650	$0.93	44d	1	0.11mi
365 W Northside Dr Jackson, MS	1.0	1.0	550	$899	$1.63	44d	1	0.95mi
3380 Shady Oaks St Jackson, MS	2.0	1.0	721	$871	$1.21	14d	1	1.04mi
3380 Shady Oaks St Unit D Jackson, MS	2.0	1.0	721	$832	$1.15	44d	1	1.04mi
3380 Shady Oaks St Unit B Jackson, MS	2.0	1.0	721	$871	$1.21	24d	1	1.04mi
203 Stirling St Jackson, MS	1.0	1.0	500	$800	$1.60	44d	1	1.14mi
3908 N State St Jackson, MS	1.0	1.0	740	$2,800	$3.78	44d	1	1.34mi
3816 N State St Unit 3816 Jackson, MS	1.0	1.0	700	$1,095	$1.56	44d	1	1.36mi

Listing history 30 events

1. 2026-06-18
   days on market $37,500 Active 99 DOM
2. 2026-06-17
   days on market $37,500 Active 98 DOM
3. 2026-06-16
   days on market $37,500 Active 97 DOM
4. 2026-06-15
   days on market $37,500 Active 96 DOM
5. 2026-06-14
   days on market $37,500 Active 94 DOM
6. 2026-06-13
   days on market $37,500 Active 93 DOM
7. 2026-06-10
   days on market $37,500 Active 91 DOM
8. 2026-06-09
   days on market $37,500 Active 90 DOM
9. 2026-06-08
   days on market $37,500 Active 89 DOM
10. 2026-06-07
    pricedays on market $37,500 Active 88 DOM
11. 2026-06-05
    days on market $42,500 Active 85 DOM
12. 2026-06-03
    days on market $42,500 Active 84 DOM
13. 2026-06-02
    days on market $42,500 Active 83 DOM
14. 2026-06-01
    days on market $42,500 Active 82 DOM
15. 2026-05-31
    days on market $42,500 Active 81 DOM
16. 2026-05-30
    days on market $42,500 Active 80 DOM
17. 2026-03-11
    listed $42,500 Active 617-char remark

    Show marketing remark (617 chars)

    Available investment property to add or start your real estate portfolio. Property located near commuting veins, eateries, commerce, and anything else you need. SOLD AS-IS, WHERE IS. Seller prefers offers with no inspection contingencies and gives permission to the buyer to INSPECT the home PRIOR to MAKING an OFFER. NO assignments and NO wholesaler buyer offers will be accepted. ****ANY offers submitted without a copy of EMD, POF letter or loan approval letter will not be reviewed by the seller.**** The SELLER WILL NOT: Turn on utilities, Pay for a termite inspection, Make repair or gaurantees/warranties.

18. 2025-08-10
    historical $795
19. 2025-06-15
    price $795
20. 2025-06-14
    price $800
21. 2025-03-15
    price $875
22. 2025-03-03
    listed $850
23. 2024-03-16
    historical $800
24. 2024-01-30
    listed $800
25. 2023-11-08
    historical $825
26. 2023-09-02
    listed $825
27. 2022-06-13
    price $725
28. 2020-10-27
    soldstatus
29. 2017-08-18
    soldstatus
30. 1955-05-18
    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: $720 · $60/mo
• Projected year-2 tax: $720 · $60/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 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: $9,758
• − Mortgage interest: −$2,101
• − Property taxes: −$720
• − Insurance: −$188
• − Repairs & maintenance: −$781
• − Management: −$781
• − Depreciation: −$1,091
• Taxable income: $4,097
• Est. tax owed @ 24.0%: −$983
• After-tax cash flow: $3,458/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): 18,691
• Household income: $29,541
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1138.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 0% · Canada
• 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: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

14 events — show timeline

• 2026-03-11 Listed $42,500 MLSU
• 2025-08-10 Rental Removed $795 BUILDIUM
• 2025-06-15 Price Changed $795 BUILDIUM
• 2025-06-14 Price Changed $800 BUILDIUM
• 2025-03-15 Price Changed $875 BUILDIUM
• 2025-03-03 Listed for Rent $850 BUILDIUM
• 2024-03-16 Rental Removed $800 BUILDIUM
• 2024-01-30 Listed for Rent $800 BUILDIUM
• 2023-11-08 Rental Removed $825 BUILDIUM
• 2023-09-02 Listed for Rent $825 BUILDIUM
• 2022-06-13 Price Changed $725 BUILDIUM
• 2020-10-27 Sold (Public Records) — Public Records
• 2017-08-18 Sold (Public Records) — Public Records
• 1955-05-18 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $720 · +0.4% YoY. Source: county tax records.