870 Crawford St · Jackson, MS 39203

$39,500

2 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 76 Days on market

Built 1950 9,147 sqft lot $34/sqft · 27% above area Est $31k · 27% over ↓ 39% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.4/10.0
• 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 MLS

Looking to start OR add to your investment portfolio? Consider this 2 bed/bonus/2 bath. Property located near commuting veins, eateries, commerce, and anything else you need. SOLD AS-IS, WHERE IS. Seller prefers offers with no inspection contingencies and gives permission to the buyer to INSPECT the home PRIOR to MAKING an OFFER. NO assignments and NO wholesaler buyer offers will be accepted. ****ANY offers submitted without a copy of EMD, POF letter or loan approval letter will not be reviewed by the seller.**** The SELLER WILL NOT: Turn on utilities, Pay for a termite inspection, Make repair or gaurantees/warranties.

Key facts

• 9,147 sq ft lot
• 3 parking spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $37k (6.0% below list) — sets the bar for market timing.
• Cap rate 26.2% 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: 10 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $588 of equity ($273 loan paydown + $315 appreciation (0.8% 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 (0.8% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 2.98% ✓
• Cap rate: 26.24%
• Cash-on-cash: 71.25%
• DSCR: 4.17
• GRM: 2.8

CMA / ARV

• ARV (median comp): $31,088
• List price: $39,500
• Delta: 27.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2157 Ludlow Ave	0.12mi	3/2.0 (+1)	1,122 (-5%)	12mo	$37,500	$33	72
2324 Ludlow Ave	0.27mi	3/1.0 (+1)	1,203 (+2%)	3mo	$20,000	$17	72
2234 Mobile Ave	0.22mi	3/1.5 (+1)	1,102 (-6%)	10mo	$25,000	$23	64
617 Erie St	0.37mi	2/1.0	1,090 (-7%)	6mo	$8,000	$7	61
425 Derrick St	0.42mi	3/1.0 (+1)	1,056 (-10%)	8mo	$59,900	$57	47
518 W Ash St	0.61mi	2/1.0	1,048 (-11%)	11mo	$23,000	$22	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.0%
• Equity multiple: 4.81×
• Total profit: $42,190
• Equity at exit: $13,071

10-year hold

• IRR: 75.2%
• Equity multiple: 9.83×
• Total profit: $97,609
• Equity at exit: $17,055

Cash invested: $11,060 (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 39203

• Home prices YoY: 0.6%
• Active inventory: 10
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,178 high
• Mortgage (P&I): −$207
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $657

Break-even live

Break-even rent $347

Max offer price $39,500

Occupancy floor 39%

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2157 Ludlow Ave Jackson, MS	3.0	2.0	1123	$1,300	$1.16	43d	1	0.12mi
2157 Ludlow Ave Unit Na Jackson, MS	3.0	2.0	1123	$1,450	$1.29	14d	1	0.12mi
1225 Bailey Ave Jackson, MS	2.0	1.0	990	$750	$0.76	43d	1	0.73mi
137 Sivley Ave Jackson, MS	3.0	1.0	1288	$1,000	$0.78	21d	1	0.83mi
2829 Comfort St Jackson, MS	3.0	2.0	1260	$1,250	$0.99	14d	1	0.87mi
2829 Comfort St Jackson, MS	3.0	1.5	1260	$1,250	$0.99	23d	1	0.87mi
1818 Saint Charles St Jackson, MS	3.0	1.0	983	$995	$1.01	43d	1	0.89mi
1204 First Ave Jackson, MS	2.0	1.0	800	$725	$0.91	23d	1	0.90mi
255 S Prentiss St Jackson, MS	2.0	1.0	729	$1,000	$1.37	43d	1	0.91mi
2566 Williamson Ave Jackson, MS	3.0	1.5	940	$1,150	$1.22	43d	1	0.99mi
3380 Shady Oaks St Unit D Jackson, MS	2.0	1.0	721	$832	$1.15	43d	1	1.04mi
3380 Shady Oaks St Unit B Jackson, MS	2.0	1.0	721	$871	$1.21	23d	1	1.04mi
3380 Shady Oaks St Jackson, MS	2.0	1.0	721	$871	$1.21	14d	1	1.04mi
3444 Martin Luther King Jr Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	43d	1	1.16mi
1633 Robinson St Unit 1633 Jackson, MS	1.0	1.0	875	$775	$0.89	14d	1	1.27mi
1647 Robinson St Unit B Jackson, MS	1.0	1.0	900	$850	$0.94	14d	1	1.28mi
1711 Robinson St Jackson, MS	2.0	1.0	800	$800	$1.00	23d	1	1.31mi
209 Poindexter St Jackson, MS	2.0	2.0	1075	$825	$0.77	43d	1	1.31mi
1505 N West St Unit 101 Jackson, MS	1.0	1.0	700	$650	$0.93	43d	1	1.32mi
1505 N West St Unit 110 Jackson, MS	1.0	1.0	700	$650	$0.93	21d	1	1.32mi

Listing history 44 events

1. 2026-06-18
   days on market $39,500 Active 76 DOM
2. 2026-06-17
   days on market $39,500 Active 75 DOM
3. 2026-06-16
   days on market $39,500 Active 74 DOM
4. 2026-06-15
   days on market $39,500 Active 73 DOM
5. 2026-06-14
   days on market $39,500 Active 71 DOM
6. 2026-06-13
   days on market $39,500 Active 70 DOM
7. 2026-06-10
   days on market $39,500 Active 68 DOM
8. 2026-06-09
   days on market $39,500 Active 67 DOM
9. 2026-06-08
   days on market $39,500 Active 66 DOM
10. 2026-06-07
    days on market $39,500 Active 65 DOM
11. 2026-06-05
    days on market $39,500 Active 62 DOM
12. 2026-06-03
    days on market $39,500 Active 61 DOM
13. 2026-06-02
    days on market $39,500 Active 60 DOM
14. 2026-06-01
    days on market $39,500 Active 59 DOM
15. 2026-05-31
    days on market $39,500 Active 58 DOM
16. 2026-05-30
    days on market $39,500 Active 57 DOM
17. 2026-04-03
    listed $39,500 Active 627-char remark

    Show marketing remark (627 chars)

    Looking to start OR add to your investment portfolio? Consider this 2 bed/bonus/2 bath. Property located near commuting veins, eateries, commerce, and anything else you need. SOLD AS-IS, WHERE IS. Seller prefers offers with no inspection contingencies and gives permission to the buyer to INSPECT the home PRIOR to MAKING an OFFER. NO assignments and NO wholesaler buyer offers will be accepted. ****ANY offers submitted without a copy of EMD, POF letter or loan approval letter will not be reviewed by the seller.**** The SELLER WILL NOT: Turn on utilities, Pay for a termite inspection, Make repair or gaurantees/warranties.

18. 2026-03-26
    historical $650
19. 2026-02-17
    listed $650
20. 2026-02-02
    historical $650
21. 2025-12-24
    listed $650
22. 2025-12-04
    historical $650
23. 2025-11-15
    listed $650
24. 2025-05-09
    status Pending
25. 2025-05-09
    historical
26. 2025-05-03
    listed $45,000 Active
27. 2025-04-20
    historical $875
28. 2025-04-04
    listed $875
29. 2025-02-22
    historical $1,075
30. 2025-02-21
    price $1,075
31. 2025-02-20
    listed $975
32. 2024-08-26
    status Active
33. 2024-08-14
    status Pending
34. 2024-08-14
    historical
35. 2024-08-12
    price $61,900
36. 2024-07-18
    listed $64,900 Active
37. 2024-02-11
    historical $975
38. 2024-01-12
    listed $975
39. 2023-11-08
    historical $975
40. 2023-09-28
    listed $975
41. 2023-09-06
    soldstatus
42. 2015-10-21
    soldstatus
43. 2013-07-19
    soldstatus
44. 1980-01-15
    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: $604 · $50/mo
• Projected year-2 tax: $604 · $50/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 · 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: $14,135
• − Mortgage interest: −$2,213
• − Property taxes: −$604
• − Insurance: −$198
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$1,149
• Taxable income: $7,711
• Est. tax owed @ 24.0%: −$1,851
• After-tax cash flow: $6,029/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
• City population: 140,204
• Population (ZIP): 4,803

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 (94%)
• Race & ethnicity: Black 94% White 4% Two or more races 1%
• Foreign-born: 1%
• 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: ▲ 0.80%
• Current HPI: 130.2184
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-39.1% since first listed

28 events — show timeline

• 2026-04-03 Listed $39,500 MLSU
• 2026-03-26 Rental Removed $650 BUILDIUM
• 2026-02-17 Listed for Rent $650 BUILDIUM
• 2026-02-02 Rental Removed $650 BUILDIUM
• 2025-12-24 Listed for Rent $650 BUILDIUM
• 2025-12-04 Rental Removed $650 BUILDIUM
• 2025-11-15 Listed for Rent $650 BUILDIUM
• 2025-05-09 Pending — MLSU
• 2025-05-09 Listing Removed — MLSU
• 2025-05-03 Listed $45,000 MLSU
• 2025-04-20 Rental Removed $875 BUILDIUM
• 2025-04-04 Listed for Rent $875 BUILDIUM
• 2025-02-22 Rental Removed $1,075 BUILDIUM
• 2025-02-21 Price Changed $1,075 BUILDIUM
• 2025-02-20 Listed for Rent $975 BUILDIUM
• 2024-08-26 Relisted — MLSU
• 2024-08-14 Pending — MLSU
• 2024-08-14 Listing Removed — MLSU
• 2024-08-12 Price Changed $61,900 MLSU
• 2024-07-18 Listed $64,900 MLSU
• 2024-02-11 Rental Removed $975 BUILDIUM
• 2024-01-12 Listed for Rent $975 BUILDIUM
• 2023-11-08 Rental Removed $975 BUILDIUM
• 2023-09-28 Listed for Rent $975 BUILDIUM
• 2023-09-06 Sold (Public Records) — Public Records
• 2015-10-21 Sold (Public Records) — Public Records
• 2013-07-19 Sold (Public Records) — Public Records
• 1980-01-15 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $604 · -0.1% YoY. Source: county tax records.