4090 Puckett Rd · Jackson, MS 39212

$99,900

3 bd · 1.5 ba · 1,173 sqft · SingleFamily public records · 41 Days on market

Built 1999 1.00 ac lot $85/sqft · 19% below area Est $124k · 19% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 2-bath home situated on a spacious lot in the South Jackson/Byram area. This property offers approximately 1,173 heated and cooled square feet, featuring a functional layout with comfortable living spaces and plenty of natural light. There is a dedicated 6x10 laundry room off the main hall for convenience. The exterior is a charming brick and features a large parking pad. An 11 x 11 patio in the back yard makes for an inviting outdoor space. Enjoy the privacy of a large yard, perfect for outdoor activities, gardening, or future expansion. Conveniently located near shopping, dining, and interstate access while maintaining a quiet, residential setting. Great opportunity fo

Key facts

• Large parking pad
• Laundry room
• Large yard

Tags

• LAUNDRY ROOM
• LARGE PARKING PAD
• PATIO
• LARGE YARD
• QUIET RESIDENTIAL SETTING

Property features AI

Exterior

• Parking: Driveway; Paved parking; Total of 1 parking space
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer connected; Water available
• Home design: Single-family residence (house); One story; Move-in ready
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built (year source: public records)
• Exterior features: Private yard; Patio; Porch; Few trees; Level lot

Interior

• Kitchen: Dishwasher; Oven
• Bedrooms: Primary bedroom on the main level (approx. 14 x 12); Two additional bedrooms on the main level (each approx. 12 x 11)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: One full bathroom in primary suite (main level); One additional full bathroom (main level); One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Seven total rooms; Blinds and window coverings
• Laundry & utility: Washer and dryer hookups in kitchen/laundry room on main level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 9.9% in Jackson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Timberlawn Elementary School (math 5% / reading 11%, grade F, #334 of 375 statewide, top 89%, 353 students, 100% FRL); Northwest Middle School (math 31% / reading 52%, grade F, #53 of 179 statewide, top 30%, 206 students, 100% FRL); Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.52% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.65%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $123,857
• List price: $99,900
• Delta: -19.34%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1438 Cherrie Ave	0.31mi	3/1.5	1,161 (-1%)	7mo	$94,500	$81	78
1478 Bass Ave	0.11mi	3/2.0	1,036 (-12%)	7mo	$115,000	$111	68
4080 Puckett Rd	0.02mi	2/1.0 (-1)	1,034 (-12%)	18mo	$45,000	$44	57

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

Projected returns pro-forma

-3.0% appreciation · 4.23% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.64×
• Total profit: $17,888
• Equity at exit: $14,895

10-year hold

• IRR: 25.2%
• Equity multiple: 3.33×
• Total profit: $65,081
• Equity at exit: $8,638

Cash invested: $27,972 (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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,519 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$130 /mo · $1,555/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $505

Break-even live

Break-even rent $880

Max offer price $99,900

Occupancy floor 62%

Sensitivity live

Price	-10% $561	-5% $533	+0% $505	+5% $476	+10% $448
Rent	-10% $385	-5% $445	+0% $505	+5% $565	+10% $625
Rate	-1.0pp $555	-0.5pp $530	base $505	+0.5pp $479	+1.0pp $453

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1478 Bass Ave Jackson, MS	3.0	2.0	1036	$1,525	$1.47	14d	1	0.15mi
1457 Lakeview Ave Jackson, MS	3.0	2.0	1288	$1,426	$1.11	14d	1	0.18mi

Listing history 8 events

1. 2026-06-03
   statusdays on market $99,900 Pending 41 DOM
2. 2026-06-02
   days on market $99,900 Active 40 DOM
3. 2026-06-01
   days on market $99,900 Active 39 DOM
4. 2026-05-31
   days on market $99,900 Active 38 DOM
5. 2026-05-30
   days on market $99,900 Active 37 DOM
6. 2026-04-23
   listed $99,900 Active 761-char remark
7. 2020-06-29
   soldstatus
8. 2019-10-03
   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: $1,555 · $130/mo
• Projected year-2 tax: $1,555 · $130/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $18,225
• − Mortgage interest: −$5,596
• − Property taxes: −$1,555
• − Insurance: −$500
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$2,906
• Taxable income: $4,753
• Est. tax owed @ 24.0%: −$1,141
• After-tax cash flow: $4,916/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): 25,659
• Household income: $50,722
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1314.0

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 (86%)
• Race & ethnicity: Black 86% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1% · 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: ▼ -23.01%
• Current HPI: 174.4025
• Rent YoY: ▲ 4.23%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-06-03 Pending — MLSU
• 2026-04-23 Listed $99,900 MLSU
• 2020-06-29 Sold (Public Records) — Public Records
• 2019-10-03 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,555 · +4.4% YoY. Source: county tax records.