542 Road Of Remembrance · Jackson, MS 39209

$19,900

2 bd · 2.0 ba · 1,698 sqft · SingleFamily public records · 357 Days on market

Built 1938 8,276 sqft lot $12/sqft · 49% below area Est $39k · 49% under ↓ 20% since listing

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Why this score? — see what drove the C 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 +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Great investment opportunity! Each side has a living room, kitchen, 1 bed and 1 bath. There are 2 electric meters in place with side and back entrances for the second unit. The lot next door is owned by Revitalize MS and would make a great location for a park in the future.

Key facts

• Kitchen
• Living room
• 8,276 sq ft lot

Tags

• LIVING ROOM
• KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.
• Cap rate 47.2% 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: 165 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 35% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($138 loan paydown + $2k 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 357 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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 3.5% of price; built in 1938 — 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 $17,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 357 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 5.40% ✓
• Cap rate: 47.20%
• Cash-on-cash: 146.09%
• DSCR: 7.50
• GRM: 1.5

CMA / ARV

• ARV (median comp): $39,128
• List price: $19,900
• Delta: -49.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4228 Johnson Ct	0.18mi	3/2.0 (+1)	1,683 (-1%)	0mo	$19,900	$12	85
136 Marion Ave	0.32mi	3/2.0 (+1)	1,540 (-9%)	17mo	$12,500	$8	51
415 Boling St	0.55mi	3/2.0 (+1)	1,806 (+6%)	15mo	$40,000	$22	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.71×
• Total profit: $54,078
• Equity at exit: $17,927

10-year hold

• IRR: —
• Equity multiple: 23.50×
• Total profit: $125,349
• Equity at exit: $38,661

Cash invested: $5,572 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,074 high
• Mortgage (P&I): −$104
• Tax from tax record: −$57 /mo · $689/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $678

Break-even live

Break-even rent $215

Max offer price $19,900

Occupancy floor 32%

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
264 Sewanee Dr Jackson, MS	3.0	1.0	1217	$995	$0.82	23d	1	0.23mi
4539 Ritchey Dr Jackson, MS	3.0	2.0	1144	$1,250	$1.09	43d	1	0.35mi
3625 Liberty St Jackson, MS	3.0	1.0	1056	$1,190	$1.13	13d	1	1.40mi
2829 Comfort St Jackson, MS	3.0	2.0	1260	$1,250	$0.99	13d	1	1.42mi
2829 Comfort St Jackson, MS	3.0	1.5	1260	$1,250	$0.99	23d	1	1.42mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	43d	1	1.46mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	23d	1	1.46mi
127 Barbara Ave Jackson, MS	3.0	1.0	1584	$850	$0.54	21d	1	1.47mi

Listing history 22 events

1. 2026-05-31
   days on market $19,900 Active 357 DOM
2. 2026-05-30
   days on market $19,900 Active 356 DOM
3. 2025-12-03
   status Active 274-char remark

   Show marketing remark (274 chars)

   Great investment opportunity! Each side has a living room, kitchen, 1 bed and 1 bath. There are 2 electric meters in place with side and back entrances for the second unit. The lot next door is owned by Revitalize MS and would make a great location for a park in the future.

4. 2025-12-01
   status Pending 274-char remark

   Show marketing remark (274 chars)

   Great investment opportunity! Each side has a living room, kitchen, 1 bed and 1 bath. There are 2 electric meters in place with side and back entrances for the second unit. The lot next door is owned by Revitalize MS and would make a great location for a park in the future.

5. 2025-08-31
   status Active 274-char remark

   Show marketing remark (274 chars)

   Great investment opportunity! Each side has a living room, kitchen, 1 bed and 1 bath. There are 2 electric meters in place with side and back entrances for the second unit. The lot next door is owned by Revitalize MS and would make a great location for a park in the future.

6. 2025-08-18
   status Pending 274-char remark

   Show marketing remark (274 chars)

   Great investment opportunity! Each side has a living room, kitchen, 1 bed and 1 bath. There are 2 electric meters in place with side and back entrances for the second unit. The lot next door is owned by Revitalize MS and would make a great location for a park in the future.

7. 2025-05-29
   status Active 274-char remark

   Show marketing remark (274 chars)

   Great investment opportunity! Each side has a living room, kitchen, 1 bed and 1 bath. There are 2 electric meters in place with side and back entrances for the second unit. The lot next door is owned by Revitalize MS and would make a great location for a park in the future.

8. 2025-05-29
   historical 274-char remark

   Show marketing remark (274 chars)

   Great investment opportunity! Each side has a living room, kitchen, 1 bed and 1 bath. There are 2 electric meters in place with side and back entrances for the second unit. The lot next door is owned by Revitalize MS and would make a great location for a park in the future.

9. 2025-05-24
   listed $19,900 Active 274-char remark

   Show marketing remark (274 chars)

   Great investment opportunity! Each side has a living room, kitchen, 1 bed and 1 bath. There are 2 electric meters in place with side and back entrances for the second unit. The lot next door is owned by Revitalize MS and would make a great location for a park in the future.

10. 2024-02-20
    soldstatus
11. 2021-10-02
    historical
12. 2018-12-28
    soldstatus
13. 2018-12-18
    soldstatus
14. 2018-12-10
    soldstatus
15. 2018-06-13
    listed $16,000
16. 2015-06-22
    soldstatus
17. 2010-01-07
    listed $25,000
18. 2008-11-10
    soldstatus
19. 1999-06-11
    soldstatus
20. 1998-08-18
    soldstatus
21. 1986-06-17
    soldstatus
22. 1984-06-11
    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: $689 · $57/mo
• Projected year-2 tax: $689 · $57/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 6 d/yr ≥109°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: $12,887
• − Mortgage interest: −$1,115
• − Property taxes: −$689
• − Insurance: −$100
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$579
• Taxable income: $8,343
• Est. tax owed @ 24.0%: −$2,002
• After-tax cash flow: $6,138/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-20.4% since first listed

20 events — show timeline

• 2025-12-03 Relisted — MLSU
• 2025-12-01 Pending — MLSU
• 2025-08-31 Relisted — MLSU
• 2025-08-18 Pending — MLSU
• 2025-05-29 Relisted — MLSU
• 2025-05-29 Listing Removed — MLSU
• 2025-05-24 Listed $19,900 MLSU
• 2024-02-20 Sold (Public Records) — Public Records
• 2021-10-02 Listing Removed — MLSU
• 2018-12-28 Sold (MLS) — MLSU
• 2018-12-18 Sold (Public Records) — Public Records
• 2018-12-10 Sold (Public Records) — Public Records
• 2018-06-13 Listed $16,000 MLSU
• 2015-06-22 Sold (Public Records) — Public Records
• 2010-01-07 Listed $25,000 MLSU
• 2008-11-10 Sold (Public Records) — Public Records
• 1999-06-11 Sold (Public Records) — Public Records
• 1998-08-18 Sold (Public Records) — Public Records
• 1986-06-17 Sold (Public Records) — Public Records
• 1984-06-11 Sold (Public Records) — Public Records

Property tax history

-3.4%/yr

Latest (2025): $689 · +2.7% YoY. Source: county tax records.