3940 Beaufort St · Jackson, MS 39212

$14,500

2 bd · 1.0 ba · 1,004 sqft · SingleFamily public records · 26 Days on market

Built 1950 0.35 ac lot ↓ 11% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

Foreclosure, "AS IS"

Key facts

• 0.35 acre lot
• Built 1950
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $785 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $14k (1.5% below list) — sets the bar for market timing.
• Cap rate 71.2% 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 (+4.2%/yr); 302 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $100 of loan paydown is wiped out by about $435 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($14k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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: property tax is 3.0% of price; 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $14,282 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 7.88% ✓
• Cap rate: 71.23%
• Cash-on-cash: 231.93%
• DSCR: 11.32
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $38,152
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3940 Beaufort St	0.00mi	2/1.0	1,004 (0%)	1mo	$14,500	$14	99
280 Savanna St	0.23mi	3/1.0 (+1)	1,027 (+2%)	1mo	$16,900	$16	80
141 Savanna St	0.14mi	2/1.0	1,004 (0%)	20mo	$12,000	$12	77
3824 Nichols Blvd	0.32mi	3/1.0 (+1)	1,040 (+4%)	20mo	$17,500	$17	58
220 Winfield St	0.25mi	3/1.0 (+1)	904 (-10%)	18mo	$69,500	$77	51
402 Savanna St	0.51mi	3/2.0 (+1)	1,071 (+7%)	6mo	$65,000	$61	51
245 Sykes Rd	0.68mi	3/1.5 (+1)	1,008 (+0%)	15mo	$35,500	$35	48
345 Mason Blvd	0.64mi	3/2.0 (+1)	1,040 (+4%)	19mo	$39,900	$38	39
3513 Hines St	0.73mi	3/2.0 (+1)	1,132 (+13%)	1mo	$45,000	$40	35
321 Mason Blvd	0.59mi	2/1.0	864 (-14%)	19mo	$55,000	$64	33

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: —
• Equity multiple: 13.09×
• Total profit: $49,089
• Equity at exit: $2,162

10-year hold

• IRR: —
• Equity multiple: 28.89×
• Total profit: $113,242
• Equity at exit: $1,254

Cash invested: $4,060 (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: 1.1×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$76
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $785

Break-even live

Break-even rent $150

Max offer price $14,500

Occupancy floor 26%

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: $3,625
• Closing costs: $435
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	14d	1	0.09mi
230 Savanna St Jackson, MS	2.0	1.0	782	$795	$1.02	44d	1	0.16mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	21d	1	0.24mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	21d	1	0.37mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	23d	1	0.50mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	0.52mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	23d	1	0.65mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	14d	1	0.65mi
3875 Interstate 55 Jackson, MS	1.0–2.0	1.5	800	$1,100	$1.38	14d	1	0.73mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	44d	1	0.96mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	1.01mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.03mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	44d	1	1.18mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	44d	1	1.22mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	1.22mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	1.40mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	14d	1	1.40mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	1.41mi
301 Elton Park Dr Jackson, MS	1.0–3.0	1.0–2.0	1085	$1,274	$1.17	14d	9	1.45mi

Listing history 13 events

1. 2026-04-27
   status Pending
2. 2026-04-01
   listed $14,500 Active
3. 2021-10-02
   historical
4. 2019-05-24
   soldstatus
5. 2018-06-26
   soldstatus
6. 2014-03-19
   listed $9,500
7. 2010-04-06
   soldstatus 30-char remark

   Show marketing remark (30 chars)

   Foreclosure, "AS IS"

8. 2010-04-06
   soldstatus

   Show marketing remark (30 chars)

   Foreclosure, "AS IS"

9. 2010-01-12
   listed $14,000 30-char remark

   Show marketing remark (30 chars)

   Foreclosure, "AS IS"

10. 2005-08-01
    soldstatus
11. 2005-06-08
    soldstatus
12. 2005-05-11
    listed $16,275
13. 2000-12-12
    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: $435 · $36/mo
• Projected year-2 tax: $435 · $36/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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 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: $13,717
• − Mortgage interest: −$812
• − Property taxes: −$435
• − Insurance: −$72
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$422
• Taxable income: $9,781
• Est. tax owed @ 24.0%: −$2,347
• After-tax cash flow: $7,069/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

-10.9% since first listed

13 events — show timeline

• 2026-04-27 Pending — MLSU
• 2026-04-01 Listed $14,500 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2019-05-24 Sold (Public Records) — Public Records
• 2018-06-26 Sold (Public Records) — Public Records
• 2014-03-19 Listed $9,500 MLSU
• 2010-04-06 Sold (Public Records) — Public Records
• 2010-04-06 Sold (MLS) — MLSU
• 2010-01-12 Listed $14,000 MLSU
• 2005-08-01 Sold (Public Records) — Public Records
• 2005-06-08 Sold (MLS) — MLSU
• 2005-05-11 Listed $16,275 MLSU
• 2000-12-12 Sold (Public Records) — Public Records

Property tax history

-2.2%/yr

Latest (2025): $435 · +3.7% YoY. Source: county tax records.