825 Combs St · Jackson, MS 39204

$79,000

3 bd · 2.0 ba · 1,588 sqft · SingleFamily public records · 48 Days on market

Built 1950 0.32 ac lot $50/sqft · 146% 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

PRIME INVESTMENT OPPORTUNITY Welcome to your next smart investment! This property has been well maintained, and is a golden opportunity for new or savvy investors. With little to no work needed, this gem offers both immediate returns and long-term potential. Don't miss out on this fantastic opportunity call your Realtor for a private tour.

Key facts

• Central air and heat
• Backyard
• 0.32 acre lot

Tags

• NEW ARCHITECTURAL ROOF
• BACKYARD
• CENTRAL AIR AND HEAT

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence (house); One level
• Construction: Vinyl exterior; Architectural shingle roof; Conventional foundation; Built in public records (year built from public records)
• Exterior features: Front porch

Interior

• Kitchen: Free-standing electric range; Water heater
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Fireplace heating; Central air conditioning (electric)
• Interior features: Has fireplace located in the den; Move-in ready
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: 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: Oak Forest Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 318 students, 100% FRL); Whitten Middle School (math 4% / reading 11%, grade F, #168 of 179 statewide, top 94%, 338 students, 100% FRL); Wingfield High School (math 7% / reading 12%, grade F, #179 of 197 statewide, top 92%, 608 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($546 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.91%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $34,174
• List price: $79,000
• Delta: 131.17%
• 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
837 Combs St	0.04mi	4/2.0 (+1)	1,408 (-11%)	1mo	$15,500	$11	74
2555 Belvedere Dr	0.32mi	4/1.5 (+1)	1,523 (-4%)	3mo	$19,000	$12	69
751 Dorgan St	0.11mi	3/2.0	1,400 (-12%)	9mo	$39,000	$28	68
1945 Camellia Ln	0.49mi	3/2.0	1,525 (-4%)	5mo	$62,900	$41	66
1136 Killarney St	0.60mi	4/2.0 (+1)	1,608 (+1%)	2mo	$45,500	$28	64
1939 Shamrock Dr	0.49mi	4/2.0 (+1)	1,554 (-2%)	7mo	$45,000	$29	63
2261 Paden St	0.28mi	3/2.0	1,369 (-14%)	3mo	$70,000	$51	62
931 Stuart St	0.26mi	3/2.0	1,363 (-14%)	3mo	$32,500	$24	62
2662 Key St	0.57mi	3/2.5	1,680 (+6%)	1mo	$35,000	$21	61
1941 Catalina Dr	0.56mi	3/1.5	1,458 (-8%)	1mo	$85,000	$58	58
2081 Shady Lane Dr	0.55mi	3/2.0	1,420 (-11%)	4mo	$12,000	$8	54
2232 Breckinridge Rd	0.53mi	3/2.0	1,794 (+13%)	9mo	$85,000	$47	46

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: 45.1%
• Equity multiple: 4.51×
• Total profit: $77,718
• Equity at exit: $71,169

10-year hold

• IRR: 41.2%
• Equity multiple: 11.09×
• Total profit: $223,192
• Equity at exit: $153,480

Cash invested: $22,120 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,250 high
• Mortgage (P&I): −$414
• Tax from tax record: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $441

Break-even live

Break-even rent $692

Max offer price $79,000

Occupancy floor 60%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	0.25mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	0.30mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	0.58mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.58mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	14d	1	0.63mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	0.72mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	0.72mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	14d	1	0.74mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	23d	1	0.86mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	14d	1	0.88mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	0.88mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	0.90mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	14d	1	0.93mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	0.93mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.95mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	0.95mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	0.97mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	14d	1	1.04mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	44d	1	1.06mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	1.06mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	44d	1	1.06mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	1.06mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.07mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	44d	1	1.10mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	23d	1	1.13mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	1.23mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	1.23mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	1.24mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	44d	1	1.31mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	14d	1	1.31mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	1.32mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	1.34mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	14d	1	1.34mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	1.35mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	1.38mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	1.39mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	1.42mi

Listing history 29 events

1. 2026-06-18
   days on market $79,000 Active 48 DOM
2. 2026-06-17
   days on market $79,000 Active 47 DOM
3. 2026-06-16
   days on market $79,000 Active 46 DOM
4. 2026-06-15
   days on market $79,000 Active 45 DOM
5. 2026-06-14
   days on market $79,000 Active 43 DOM
6. 2026-06-13
   days on market $79,000 Active 42 DOM
7. 2026-06-10
   days on market $79,000 Active 40 DOM
8. 2026-06-09
   days on market $79,000 Active 39 DOM
9. 2026-06-08
   days on market $79,000 Active 38 DOM
10. 2026-06-07
    days on market $79,000 Active 37 DOM
11. 2026-06-05
    days on market $79,000 Active 34 DOM
12. 2026-06-03
    days on market $79,000 Active 33 DOM
13. 2026-06-02
    days on market $79,000 Active 32 DOM
14. 2026-06-01
    pricedays on market $79,000 Active 31 DOM
15. 2026-05-31
    days on market $85,000 Active 30 DOM
16. 2026-05-30
    days on market $85,000 Active 29 DOM
17. 2026-05-01
    listed $85,000 Active 1578-char remark
18. 2023-11-02
    soldstatus Closed 342-char remark

    Show marketing remark (342 chars)

    PRIME INVESTMENT OPPORTUNITY Welcome to your next smart investment! This property has been well maintained, and is a golden opportunity for new or savvy investors. With little to no work needed, this gem offers both immediate returns and long-term potential. Don't miss out on this fantastic opportunity call your Realtor for a private tour.

19. 2023-10-30
    soldstatus
20. 2023-10-24
    status Pending 342-char remark

    Show marketing remark (342 chars)

    PRIME INVESTMENT OPPORTUNITY Welcome to your next smart investment! This property has been well maintained, and is a golden opportunity for new or savvy investors. With little to no work needed, this gem offers both immediate returns and long-term potential. Don't miss out on this fantastic opportunity call your Realtor for a private tour.

21. 2023-10-20
    historical $725

    Show marketing remark (342 chars)

    PRIME INVESTMENT OPPORTUNITY Welcome to your next smart investment! This property has been well maintained, and is a golden opportunity for new or savvy investors. With little to no work needed, this gem offers both immediate returns and long-term potential. Don't miss out on this fantastic opportunity call your Realtor for a private tour.

22. 2023-10-20
    listed $18,000 Active 342-char remark

    Show marketing remark (342 chars)

    PRIME INVESTMENT OPPORTUNITY Welcome to your next smart investment! This property has been well maintained, and is a golden opportunity for new or savvy investors. With little to no work needed, this gem offers both immediate returns and long-term potential. Don't miss out on this fantastic opportunity call your Realtor for a private tour.

23. 2023-10-11
    listed $725
24. 2011-06-08
    soldstatus
25. 2011-04-20
    soldstatus

    Show marketing remark (124 chars)

    This 2 Bedroom 2 Bath home features: Living room, separate Den w/fireplace, Dining room, single garage and a Large Backyard.

26. 2010-12-16
    listed $7,290

    Show marketing remark (124 chars)

    This 2 Bedroom 2 Bath home features: Living room, separate Den w/fireplace, Dining room, single garage and a Large Backyard.

27. 2010-08-25
    soldstatus
28. 1997-11-24
    soldstatus
29. 1995-08-29
    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: $1,192 · $99/mo
• Projected year-2 tax: $1,192 · $99/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 6/10 Major 6 d/yr ≥108°F today · 17 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: $14,996
• − Mortgage interest: −$4,425
• − Property taxes: −$1,192
• − Insurance: −$395
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,298
• Taxable income: $4,286
• Est. tax owed @ 24.0%: −$1,029
• After-tax cash flow: $4,260/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

+983.7% since first listed

14 events — show timeline

• 2026-06-01 Price Changed $79,000 MLSU
• 2026-05-01 Listed $85,000 MLSU
• 2023-11-02 Sold (MLS) — MLSU
• 2023-10-30 Sold (Public Records) — Public Records
• 2023-10-24 Pending — MLSU
• 2023-10-20 Rental Removed $725 BUILDIUM
• 2023-10-20 Listed $18,000 MLSU
• 2023-10-11 Listed for Rent $725 BUILDIUM
• 2011-06-08 Sold (Public Records) — Public Records
• 2011-04-20 Sold (MLS) — MLSU
• 2010-12-16 Listed $7,290 MLSU
• 2010-08-25 Sold (Public Records) — Public Records
• 1997-11-24 Sold (Public Records) — Public Records
• 1995-08-29 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,192 · +1.1% YoY. Source: county tax records.