801 Belhaven St · Jackson, MS 39202

$155,000

3 bd · 3.0 ba · 2,134 sqft · SingleFamily public records · 18 Days on market

Built 1940 0.30 ac lot Est $292k · 47% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.2/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in the heart of Belhaven, this very cool corner-lot home is packed with character and waiting for someone with vision to bring it back to life. With a little tender loving care, this property has the potential to become an absolute showplace in one of Jackson's most thriving and beloved neighborhoods. The home features three bedrooms, three bathrooms, an office, formal dining room, and a spacious living room with a fireplace. Tall ceilings, original wood floors, and walls of windows give the home timeless charm and fill the space with natural light, while the private backyard offers plenty of room to relax or entertain. One of the biggest highlights is the unbeatable location. Kids

Key facts

• Corner-lot home
• Private backyard
• 0.3 acre lot

Tags

• CORNER-LOT HOME
• PRIVATE BACKYARD

Property features AI

Finance

• HOA & community: Biking trails; Park

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer (sewer connected)
• Home design: Single-family house; One level
• Construction: Built in public-record year (year source: Public Records); Stucco and synthetic stucco exterior; Conventional foundation; Flat roof
• Exterior features: Corner lot

Interior

• Kitchen: Other appliances included
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Ceiling heating; Central air conditioning
• Interior features: Fireplace in the living room; Fixer condition (needs renovation)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.

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: Casey Elementary School (math 17% / reading 42%, grade F, #188 of 375 statewide, top 51%, 279 students, 100% FRL); Brinkley Middle School (math 8% / reading 8%, grade F, #165 of 179 statewide, top 93%, 354 students, 100% FRL); Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Market conditions: Rents rising fast (+5.9%/yr); 40 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $1,890/mo this rent would consume 59% of the median local household income ($39k/yr) (locally 628% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 5.9% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $152,675 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.22% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.42%
• DSCR: 1.46
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $292,358
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
768 Belhaven St	0.07mi	3/2.0	2,008 (-6%)	4mo	$199,000	$99	80
810 Fairview St	0.16mi	3/2.0	2,018 (-5%)	3mo	$229,000	$113	77
1475 Saint Ann St	0.58mi	3/2.0	2,183 (+2%)	0mo	$330,000	$151	65
1707 Pine St	0.18mi	2/3.0 (-1)	1,900 (-11%)	4mo	$250,000	$132	65
1021 Euclid Ave	0.29mi	3/2.0	1,984 (-7%)	8mo	$299,000	$151	64
1417 Poplar Blvd	0.50mi	3/2.0	2,046 (-4%)	4mo	$280,000	$137	62
1605 Peachtree St	0.24mi	3/2.0	1,870 (-12%)	4mo	$74,000	$40	61
1034 Saint Ann St	0.66mi	3/2.0	2,270 (+6%)	6mo	$389,000	$171	49
1204 Saint Ann St	0.66mi	3/2.0	1,890 (-11%)	5mo	$315,000	$167	42
1616 Linden Pl	0.52mi	4/2.5 (+1)	2,426 (+14%)	8mo	$249,900	$103	40
1622 Poplar Blvd	0.60mi	4/4.0 (+1)	2,436 (+14%)	0mo	$265,000	$109	39
1115 Saint Ann St	0.65mi	2/2.0 (-1)	1,900 (-11%)	6mo	$315,000	$166	37

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 · 5.91% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.11×
• Total profit: $4,626
• Equity at exit: $23,111

10-year hold

• IRR: 15.0%
• Equity multiple: 2.38×
• Total profit: $59,958
• Equity at exit: $13,402

Cash invested: $43,400 (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 39202

• Home prices YoY: -23.3%
• Rents YoY: 5.9%
• Active inventory: 40
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,890 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$239 /mo · $2,867/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $377

Break-even live

Break-even rent $1,413

Max offer price $155,000

Occupancy floor 75%

Sensitivity live

Price	-10% $464	-5% $421	+0% $377	+5% $333	+10% $289
Rent	-10% $227	-5% $302	+0% $377	+5% $451	+10% $526
Rate	-1.0pp $455	-0.5pp $416	base $377	+0.5pp $337	+1.0pp $296

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
824 Oakwood St Unit B Jackson, MS	2.0	1.5	2537	$1,700	$0.67	44d	1	0.23mi
1710 N State St Jackson, MS	2.0	2.0	1800	$2,450	$1.36	24d	1	0.30mi
1119 Manship St Jackson, MS	2.0	2.0	1587	$2,200	$1.39	14d	1	0.37mi
910 Morningside St Jackson, MS	3.0	2.5	1400	$1,395	$1.00	44d	1	0.47mi

Listing history 12 events

1. 2026-06-09
   status $155,000 Pending 18 DOM
2. 2026-06-08
   days on market $155,000 Active 18 DOM
3. 2026-06-07
   days on market $155,000 Active 17 DOM
4. 2026-06-05
   days on market $155,000 Active 14 DOM
5. 2026-06-03
   days on market $155,000 Active 13 DOM
6. 2026-06-02
   days on market $155,000 Active 12 DOM
7. 2026-06-01
   days on market $155,000 Active 11 DOM
8. 2026-05-31
   days on market $155,000 Active 10 DOM
9. 2026-05-30
   days on market $155,000 Active 9 DOM
10. 2026-05-21
    listed $155,000 Active
11. 2011-12-22
    soldstatus
12. 1963-07-13
    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: $2,867 · $239/mo
• Projected year-2 tax: $2,867 · $239/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 ≥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: $22,680
• − Mortgage interest: −$8,682
• − Property taxes: −$2,867
• − Insurance: −$775
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$4,509
• Taxable income: $2,217
• Est. tax owed @ 24.0%: −$532
• After-tax cash flow: $3,988/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): 6,832
• Household income: $38,554
• Rent vs Own: 67.5% rent · 32.5% own
• Severe rent burden: 628.0

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: Majority Black (54%)
• Race & ethnicity: Black 54% White 41% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% 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: ▼ -44.29%
• Current HPI: 145.4466
• Rent YoY: ▲ 5.91%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-21 Listed $155,000 MLSU
• 2011-12-22 Sold (Public Records) — Public Records
• 1963-07-13 Sold (Public Records) — Public Records

Property tax history

-0.2%/yr

Latest (2025): $2,867 · +1.1% YoY. Source: county tax records.