1115 Pansy St · Jackson, MS 39213

$55,000

3 bd · 2.0 ba · 912 sqft · SingleFamily public records · 12 Days on market

Built 1950 3,920 sqft lot Est $40k · 37% over

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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
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks

Investor Opportunity! Here's your chance to add value and build equity. Property has strong potential for fix-and-flip, rental income, or portfolio expansion. Convenient location with upside potential. Being sold as-is. Bring your vision and contractor.

Key facts

• 3,920 sq ft lot
• Built 1950
• Listed 12 days

Property features AI

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One story
• Construction: Vinyl and brick exterior; Asphalt shingle roof; Brick/mortar foundation; Built in public-records year (year built from public records)
• Exterior features: Private yard

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Fireplace in the living room; Other appliances (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 16.6% 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: Johnson Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 290 students, 100% FRL); Lanier High School (math 3% / reading 2%, grade F, #197 of 197 statewide, top 100%, 603 students, 100% FRL).
• Market conditions: 81 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 43% 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 $6k of equity ($380 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 + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 1950 — 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 $55,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.92% ✓
• Cap rate: 16.60%
• Cash-on-cash: 36.83%
• DSCR: 2.64
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $40,128
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1311 Fernwood Dr	0.30mi	3/1.0	864 (-5%)	12mo	$74,900	$87	63
2307 Mobile Ave	0.39mi	2/1.0 (-1)	816 (-10%)	1mo	$29,000	$36	54
1430 Pillars St	0.39mi	3/1.0	950 (+4%)	21mo	$42,000	$44	53
2235 Mobile Ave	0.43mi	3/1.0	994 (+9%)	12mo	$30,000	$30	51
2226 Oak Park Dr	0.62mi	3/1.5	1,008 (+10%)	8mo	$7,500	$7	45
357 Dewitt Ave	0.75mi	2/1.0 (-1)	877 (-4%)	13mo	$43,950	$50	38

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: 52.6%
• Equity multiple: 4.90×
• Total profit: $60,060
• Equity at exit: $49,548

10-year hold

• IRR: 46.2%
• Equity multiple: 10.95×
• Total profit: $153,206
• Equity at exit: $106,853

Cash invested: $15,400 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,056 high
• Mortgage (P&I): −$288
• Tax from tax record: −$51 /mo · $607/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $473

Break-even live

Break-even rent $458

Max offer price $55,000

Occupancy floor 50%

Sensitivity live

Price	-10% $504	-5% $488	+0% $473	+5% $457	+10% $441
Rent	-10% $389	-5% $431	+0% $473	+5% $514	+10% $556
Rate	-1.0pp $500	-0.5pp $487	base $473	+0.5pp $458	+1.0pp $444

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3380 Shady Oaks St Unit D Jackson, MS	2.0	1.0	721	$832	$1.15	44d	1	0.42mi
3380 Shady Oaks St Unit B Jackson, MS	2.0	1.0	721	$871	$1.21	24d	1	0.42mi
3380 Shady Oaks St Jackson, MS	2.0	1.0	721	$871	$1.21	14d	1	0.42mi
2157 Ludlow Ave Jackson, MS	3.0	2.0	1123	$1,300	$1.16	44d	1	0.52mi
2157 Ludlow Ave Unit Na Jackson, MS	3.0	2.0	1123	$1,450	$1.29	14d	1	0.52mi
2566 Williamson Ave Jackson, MS	3.0	1.5	940	$1,150	$1.22	44d	1	0.79mi
3625 Liberty St Jackson, MS	3.0	1.0	1056	$1,190	$1.13	14d	1	1.15mi
1225 Bailey Ave Jackson, MS	2.0	1.0	990	$750	$0.76	44d	1	1.20mi
2475 Greenfield Ave Jackson, MS	2.0	1.5	1000	$800	$0.80	44d	1	1.27mi
1175 Eminence Row Jackson, MS	2.0	1.0	700	$650	$0.93	44d	1	1.30mi
1240 Lawnview Pl Jackson, MS	1.0–2.0	1.0	650	$845	$1.30	14d	13	1.38mi
1818 Saint Charles St Jackson, MS	3.0	1.0	983	$995	$1.01	44d	1	1.41mi
255 S Prentiss St Jackson, MS	2.0	1.0	729	$1,000	$1.37	44d	1	1.50mi

Listing history 12 events

1. 2026-06-02
   days on market $55,000 Active 12 DOM
2. 2026-06-01
   days on market $55,000 Active 11 DOM
3. 2026-05-31
   days on market $55,000 Active 10 DOM
4. 2026-05-30
   days on market $55,000 Active 9 DOM
5. 2026-05-21
   status Active
6. 2026-05-15
   listed $55,000
7. 2026-05-15
   historical
8. 2024-02-25
   historical $850
9. 2024-02-10
   listed $850
10. 2018-12-03
    soldstatus
11. 1999-07-01
    soldstatus
12. 1948-12-21
    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: $607 · $51/mo
• Projected year-2 tax: $607 · $51/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: $12,676
• − Mortgage interest: −$3,081
• − Property taxes: −$607
• − Insurance: −$275
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$1,600
• Taxable income: $5,085
• Est. tax owed @ 24.0%: −$1,220
• After-tax cash flow: $4,451/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

8 events — show timeline

• 2026-05-21 Relisted — MLSU
• 2026-05-15 Listing Removed — MLSU
• 2026-05-15 Listed $55,000 MLSU
• 2024-02-25 Rental Removed $850 Avail
• 2024-02-10 Listed for Rent $850 Avail
• 2018-12-03 Sold (Public Records) — Public Records
• 1999-07-01 Sold (Public Records) — Public Records
• 1948-12-21 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $607 · +6.3% YoY. Source: county tax records.