113 Catalina Cir · Jackson, MS 39204

$35,000

3 bd · 2.0 ba · 1,323 sqft · SingleFamily public records · 8 Days on market

Built 1961 10,454 sqft lot Est $60k · 41% under ↓ 7% since listing

---

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

Listing remarks MLS

This 3 bedroom, 2 bath home in South Jackson is ready for new owners! Conveniently located to schools, park, shopping, and the interstate!! This is a Fannie Mae HomePath property. Fannie Mae is offering up to 3.5% in closing cost assistance for owner/occupants who purchase and close on a HomePath property by 10/31/2011. Eligibility restrictions apply. Come see it!!

Key facts

• 0.24 acre lot
• Garage
• Built 1961

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Carport (1 space), concrete surface
• Security: Dead bolt locks; Security door features
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One story; Fixer condition
• Construction: Wood siding; Conventional foundation; Asphalt shingle roof; Built area approximately 1,323
• Exterior features: Patio; Chain link fencing

Interior

• Kitchen: Electric range
• Bedrooms:
• Flooring: Carpet; Linoleum; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Ceiling fans for cooling
• Interior features: Dead bolt locks and security door features; Aluminum-framed windows
• Laundry & utility: Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Cap rate 29.1% 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: 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: Wilkins Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 316 students, 100% FRL); Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 students, 100% FRL); Wingfield High School (math 7% / reading 12%, grade F, #179 of 197 statewide, top 92%, 608 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $1,234/mo this rent would consume 49% of the median local household income ($30k/yr) (locally 1099% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($242 loan paydown + $4k 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 + 8.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 25y 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 3.8% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,000

Questions for the listing agent

1. Built in 1961 — 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. 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.
6. 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.
7. 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: 3.53% ✓
• Cap rate: 29.13%
• Cash-on-cash: 81.57%
• DSCR: 4.63
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $59,535
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2081 Shady Lane Dr	0.13mi	3/2.0	1,420 (+7%)	4mo	$12,000	$8	79
1941 Catalina Dr	0.14mi	3/1.5	1,458 (+10%)	1mo	$85,000	$58	74
931 Stuart St	0.50mi	3/2.0	1,363 (+3%)	3mo	$32,500	$24	69
2261 Paden St	0.54mi	3/2.0	1,369 (+4%)	3mo	$70,000	$51	67
1746 Casteel Dr	0.57mi	3/2.0	1,376 (+4%)	1mo	$65,000	$47	66
837 Combs St	0.42mi	4/2.0 (+1)	1,408 (+6%)	1mo	$15,500	$11	64
2112 Paden St	0.56mi	3/1.0	1,259 (-5%)	1mo	$35,000	$28	61
1319 Dorgan St	0.46mi	3/2.0	1,131 (-14%)	1mo	$65,000	$57	53
2566 Mcdowell Cir	0.60mi	3/1.5	1,204 (-9%)	3mo	$35,000	$29	53
2805 Engleside Dr	0.71mi	3/1.0	1,200 (-9%)	0mo	$54,200	$45	47
1725 Camellia Ln	0.56mi	3/1.5	1,134 (-14%)	3mo	$40,000	$35	45
2416 Paden St	0.69mi	4/2.0 (+1)	1,178 (-11%)	0mo	$84,900	$72	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 96.3%
• Equity multiple: 7.95×
• Total profit: $68,071
• Equity at exit: $31,531

10-year hold

• IRR: 92.9%
• Equity multiple: 19.71×
• Total profit: $183,363
• Equity at exit: $67,997

Cash invested: $9,800 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$184
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $666

Break-even live

Break-even rent $391

Max offer price $35,000

Occupancy floor 41%

Sensitivity live

Price	-10% $686	-5% $676	+0% $666	+5% $656	+10% $646
Rent	-10% $569	-5% $617	+0% $666	+5% $715	+10% $764
Rate	-1.0pp $684	-0.5pp $675	base $666	+0.5pp $657	+1.0pp $648

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	0.33mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	0.33mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	14d	1	0.45mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	0.62mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	14d	1	0.67mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	0.69mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	24d	1	0.70mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	0.71mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	0.71mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	24d	1	0.73mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	14d	1	0.73mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	0.76mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	0.76mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	24d	1	0.78mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	0.84mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	14d	1	0.85mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	0.98mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	24d	1	1.00mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	44d	18	1.08mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	1.09mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	1.09mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	14d	1	1.19mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.22mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	44d	1	1.22mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	1.29mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	1.29mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	44d	1	1.31mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	24d	1	1.32mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	1.33mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	14d	1	1.36mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	24d	1	1.36mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	24d	1	1.37mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	1.43mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	44d	1	1.43mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	1.43mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	1.45mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	1.47mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	44d	1	1.49mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	1.50mi

Listing history 7 events

1. 2026-06-14
   statusdays on market $35,000 Pending 8 DOM
2. 2026-06-13
   days on market $35,000 Active 7 DOM
3. 2026-06-10
   days on market $35,000 Active 5 DOM
4. 2026-06-09
   days on market $35,000 Active 4 DOM
5. 2026-06-08
   days on market $35,000 Active 3 DOM
6. 2026-06-07
   remarks 36-char remark
7. 2026-06-07
   listed $35,000 Active 2 DOM

ⓘ 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: $1,325 · $110/mo
• Projected year-2 tax: $1,325 · $110/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 · 18 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: $14,806
• − Mortgage interest: −$1,961
• − Property taxes: −$1,325
• − Insurance: −$175
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$1,018
• Taxable income: $7,958
• Est. tax owed @ 24.0%: −$1,910
• After-tax cash flow: $6,084/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): 13,249
• Household income: $30,237
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 1099.0

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 5% Two or more races 4% Hispanic / Latino 3%
• Foreign-born: 2% · 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: ▲ 17.25%
• Current HPI: 233.9061
• Rent YoY: ▲ 13.56%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-7.4% since first listed

11 events — show timeline

• 2026-06-05 Listed $35,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2011-12-13 Listed $32,000 MLSU
• 2011-09-23 Sold (MLS) — MLSU
• 2011-09-15 Sold (Public Records) — Public Records
• 2011-07-18 Listed $12,900 MLSU
• 2001-12-10 Sold (MLS) — MLSU
• 2001-07-12 Sold (Public Records) — Public Records
• 2001-06-08 Listed $37,800 MLSU
• 1997-10-01 Sold (Public Records) — Public Records
• 1961-06-23 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,325 · +1.7% YoY. Source: county tax records.