4933 Cottonwood Ln · Jackson, MS 39212

$139,900

3 bd · 2.0 ba · 1,501 sqft · SingleFamily public records · 92 Days on market

Built 1975 10,018 sqft lot $93/sqft · 11% above area Est $142k · at est.

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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 +21.1/30.0
• ARV discount +8.1/15.0
• DSCR +6.7/10.0
• 1% rule +5.4/10.0
• 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

Welcome to 4933 Cottonwood Ln in Jackson, MS! This charming ranch-style brick single-family home offers great curb appeal and a comfortable, move-in ready layout. The home features a covered front porch and a convenient 2-car carport, providing both charm and practicality. Inside, you'll find neutral colors and abundant natural light that create a bright and welcoming atmosphere throughout. Durable laminate flooring adds style and easy maintenance to the living spaces. The bright kitchen offers plenty of cabinet space and is equipped with an electric range, refrigerator, decorative tile backsplash, and washer and dryer hookups for added convenience. French doors lead from the home to the spacious backyard, making it easy to enjoy outdoor living. The large fenced yard provides plenty of room for relaxing, entertaining, or outdoor activities, and the property includes two large storage sheds offering excellent space for tools, equipment, or additional storage. With its inviting features, generous outdoor space, and move-in ready condition, this home is a wonderful opportunity in Jackson.

Key facts

• Covered front porch
• Bright kitchen
• 2 car carport

Tags

• COVERED FRONT PORCH
• 2 CAR CARPORT
• DURABLE LAMINATE FLOORING
• BRIGHT KITCHEN
• ELECTRIC RANGE
• REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $127k (9.0% 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: 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.04% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

• ARV (median comp): $141,646
• List price: $139,900
• Delta: -1.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5017 Cottonwood Ln	0.13mi	3/2.0	1,474 (-2%)	2mo	$155,000	$105	90
5018 Oak Creek Dr	0.45mi	3/2.0	1,500 (-0%)	7mo	$134,000	$89	73
4344 Will O Run Dr	0.15mi	3/2.0	1,384 (-8%)	9mo	$169,000	$122	73
5013 Fox Glen Dr	0.60mi	4/2.0 (+1)	1,497 (-0%)	1mo	$229,900	$154	66
5010 Fox Glen Dr	0.62mi	4/2.0 (+1)	1,497 (-0%)	1mo	$229,900	$154	65
5017 Fox Glen Dr	0.60mi	4/2.0 (+1)	1,497 (-0%)	2mo	$229,900	$154	65
5021 Fox Glen Dr	0.61mi	4/2.0 (+1)	1,497 (-0%)	2mo	$229,900	$154	64
5015 Quail Ridge Dr	0.59mi	4/2.0 (+1)	1,497 (-0%)	6mo	$224,900	$150	62
5007 Quail Ridge Dr	0.59mi	4/2.0 (+1)	1,497 (-0%)	6mo	$229,900	$154	62
5028 Quail Ridge Dr	0.59mi	4/2.0 (+1)	1,497 (-0%)	6mo	$235,445	$157	62
248 Ramada Cir	0.54mi	3/2.0	1,624 (+8%)	2mo	$178,000	$110	59
2376 Princess Pine Dr	0.71mi	3/2.0	1,308 (-13%)	2mo	$145,000	$111	43

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-8,125
• Equity at exit: $20,860

10-year hold

• IRR: 5.6%
• Equity multiple: 1.43×
• Total profit: $17,000
• Equity at exit: $12,096

Cash invested: $39,172 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$157 /mo · $1,881/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $200

Break-even live

Break-even rent $1,201

Max offer price $139,900

Occupancy floor 81%

Sensitivity live

Price	-10% $279	-5% $239	+0% $200	+5% $160	+10% $120
Rent	-10% $85	-5% $142	+0% $200	+5% $257	+10% $314
Rate	-1.0pp $270	-0.5pp $235	base $200	+0.5pp $163	+1.0pp $126

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4954 Hanging Oak Dr Jackson, MS	3.0	2.0	1082	$1,215	$1.12	44d	1	0.64mi
296 Woodcliff Dr Jackson, MS	3.0	2.0	2242	$1,756	$0.78	15d	1	1.12mi
1457 Lakeview Ave Jackson, MS	3.0	2.0	1288	$1,426	$1.11	15d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $139,900 Active 92 DOM
2. 2026-06-17
   days on market $139,900 Active 91 DOM
3. 2026-06-16
   days on market $139,900 Active 90 DOM
4. 2026-06-15
   days on market $139,900 Active 89 DOM
5. 2026-06-14
   days on market $139,900 Active 87 DOM
6. 2026-06-13
   days on market $139,900 Active 86 DOM
7. 2026-06-10
   days on market $139,900 Active 84 DOM
8. 2026-06-09
   days on market $139,900 Active 83 DOM
9. 2026-06-08
   days on market $139,900 Active 82 DOM
10. 2026-06-07
    days on market $139,900 Active 81 DOM
11. 2026-06-05
    pricedays on market $139,900 Active 78 DOM
12. 2026-06-03
    days on market $144,900 Active 77 DOM
13. 2026-06-02
    days on market $144,900 Active 76 DOM
14. 2026-06-01
    days on market $144,900 Active 75 DOM
15. 2026-05-31
    days on market $144,900 Active 74 DOM
16. 2026-05-30
    days on market $144,900 Active 73 DOM
17. 2026-03-18
    listed $144,900 Active 1114-char remark

    Show marketing remark (1114 chars)

    Welcome to 4933 Cottonwood Ln in Jackson, MS! This charming ranch-style brick single-family home offers great curb appeal and a comfortable, move-in ready layout. The home features a covered front porch and a convenient 2-car carport, providing both charm and practicality. Inside, you'll find neutral colors and abundant natural light that create a bright and welcoming atmosphere throughout. Durable laminate flooring adds style and easy maintenance to the living spaces. The bright kitchen offers plenty of cabinet space and is equipped with an electric range, refrigerator, decorative tile backsplash, and washer and dryer hookups for added convenience. French doors lead from the home to the spacious backyard, making it easy to enjoy outdoor living. The large fenced yard provides plenty of room for relaxing, entertaining, or outdoor activities, and the property includes two large storage sheds offering excellent space for tools, equipment, or additional storage. With its inviting features, generous outdoor space, and move-in ready condition, this home is a wonderful opportunity in Jackson.

18. 2020-10-28
    soldstatus
19. 2003-05-10
    soldstatus
20. 1984-11-20
    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: $1,881 · $157/mo
• Projected year-2 tax: $1,881 · $157/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $17,442
• − Mortgage interest: −$7,837
• − Property taxes: −$1,881
• − Insurance: −$700
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$4,070
• Taxable income: $165
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $2,356/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

4 events — show timeline

• 2026-03-18 Listed $144,900 MLSU
• 2020-10-28 Sold (Public Records) — Public Records
• 2003-05-10 Sold (Public Records) — Public Records
• 1984-11-20 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,881 · +2.5% YoY. Source: county tax records.