410 Oneida Ave · Jackson, MS 39212

$63,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 123 Days on market

Built 1956 0.29 ac lot $62/sqft · 86% above area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Make this newly remodeled 3 bedroom 1bath home yours! This home features new flooring, and fixtures, updated countertops, new security doors, and new water heater. It is close to I55, main roads and near Byram. This is a great investment or perfect for a 1st time home buyer, call your favorite Realtor now to view. This property has lock box and alarm in place.

Key facts

• Close to i55
• New flooring
• New water heater

Tags

• NEW FLOORING
• UPDATED COUNTERTOPS
• NEW SECURITY DOORS
• NEW WATER HEATER
• CLOSE TO I55

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $436 of loan paydown is wiped out by about $2k 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 + 4.2% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $55,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 1956 — 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: 1.89% ✓
• Cap rate: 16.22%
• Cash-on-cash: 35.45%
• DSCR: 2.58
• GRM: 4.4

CMA / ARV

• ARV (median comp): $33,887
• List price: $63,000
• Delta: 85.91%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
280 Savanna St	0.45mi	3/1.0	1,027 (+2%)	1mo	$16,900	$16	75
402 Savanna St	0.15mi	3/2.0	1,071 (+6%)	6mo	$65,000	$61	73
3940 Beaufort St	0.56mi	2/1.0 (-1)	1,004 (-0%)	1mo	$14,500	$14	67
3824 Nichols Blvd	0.44mi	3/1.0	1,040 (+3%)	20mo	$17,500	$17	58
345 Mason Blvd	0.41mi	3/2.0	1,040 (+3%)	19mo	$39,900	$38	55
362 E Leavell Woods Dr	0.69mi	3/1.0	1,080 (+7%)	4mo	$30,000	$28	52
141 Savanna St	0.57mi	2/1.0 (-1)	1,004 (-0%)	20mo	$12,000	$12	51
3513 Hines St	0.73mi	3/2.0	1,132 (+12%)	1mo	$45,000	$40	40
220 Winfield St	0.58mi	3/1.0	904 (-10%)	18mo	$69,500	$77	40
321 Mason Blvd	0.43mi	2/1.0 (-1)	864 (-14%)	19mo	$55,000	$64	35
3646 Southland Dr	0.60mi	3/1.5	1,147 (+14%)	21mo	$60,000	$52	30
312 E E Leavell Woods Dr	0.69mi	4/2.0 (+1)	1,153 (+14%)	9mo	$50,000	$43	27

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: 32.4%
• Equity multiple: 2.39×
• Total profit: $24,474
• Equity at exit: $9,394

10-year hold

• IRR: 40.1%
• Equity multiple: 4.99×
• Total profit: $70,341
• Equity at exit: $5,447

Cash invested: $17,640 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$330
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $521

Break-even live

Break-even rent $530

Max offer price $63,000

Occupancy floor 51%

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3875 Interstate 55 Jackson, MS	1.0–2.0	1.5	800	$1,100	$1.38	13d	1	0.27mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	21d	1	0.40mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	23d	1	0.43mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	13d	1	0.43mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	23d	1	0.45mi
230 Savanna St Jackson, MS	2.0	1.0	782	$795	$1.02	43d	1	0.55mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	13d	1	0.56mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	21d	1	0.95mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	1.03mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	1.33mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.37mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	1.40mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	1.40mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	13d	1	1.45mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	1.45mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	1.45mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	1.46mi

Listing history 37 events

1. 2026-06-18
   days on market $63,000 Active 123 DOM
2. 2026-06-17
   days on market $63,000 Active 122 DOM
3. 2026-06-16
   days on market $63,000 Active 121 DOM
4. 2026-06-15
   days on market $63,000 Active 120 DOM
5. 2026-06-14
   days on market $63,000 Active 118 DOM
6. 2026-06-13
   days on market $63,000 Active 117 DOM
7. 2026-06-10
   days on market $63,000 Active 115 DOM
8. 2026-06-09
   days on market $63,000 Active 114 DOM
9. 2026-06-08
   days on market $63,000 Active 113 DOM
10. 2026-06-07
    days on market $63,000 Active 112 DOM
11. 2026-06-05
    days on market $63,000 Active 109 DOM
12. 2026-06-03
    days on market $63,000 Active 108 DOM
13. 2026-06-02
    days on market $63,000 Active 107 DOM
14. 2026-06-01
    days on market $63,000 Active 106 DOM
15. 2026-05-31
    days on market $63,000 Active 105 DOM
16. 2026-05-30
    days on market $63,000 Active 104 DOM
17. 2026-05-15
    price $63,000 362-char remark

    Show marketing remark (362 chars)

    Make this newly remodeled 3 bedroom 1bath home yours! This home features new flooring, and fixtures, updated countertops, new security doors, and new water heater. It is close to I55, main roads and near Byram. This is a great investment or perfect for a 1st time home buyer, call your favorite Realtor now to view. This property has lock box and alarm in place.

18. 2026-02-15
    listed $68,000 Active 362-char remark

    Show marketing remark (362 chars)

    Make this newly remodeled 3 bedroom 1bath home yours! This home features new flooring, and fixtures, updated countertops, new security doors, and new water heater. It is close to I55, main roads and near Byram. This is a great investment or perfect for a 1st time home buyer, call your favorite Realtor now to view. This property has lock box and alarm in place.

19. 2026-01-19
    historical
20. 2025-10-09
    listed $85,900 Active
21. 2024-05-27
    historical
22. 2024-04-15
    status Active
23. 2024-04-02
    historical
24. 2023-09-30
    status Active
25. 2023-09-22
    status Pending
26. 2023-08-29
    listed $49,900 Active
27. 2021-10-01
    historical
28. 2021-07-30
    soldstatus
29. 2019-08-27
    soldstatus
30. 2019-07-12
    soldstatus
31. 2015-09-14
    soldstatus
32. 2015-09-04
    soldstatus
33. 2015-08-12
    listed $8,900
34. 2006-07-31
    soldstatus
35. 2005-12-16
    listed $59,900
36. 2005-09-30
    soldstatus
37. 1957-12-12
    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: $740 · $62/mo
• Projected year-2 tax: $740 · $62/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: $14,269
• − Mortgage interest: −$3,529
• − Property taxes: −$740
• − Insurance: −$315
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$1,833
• Taxable income: $5,569
• Est. tax owed @ 24.0%: −$1,337
• After-tax cash flow: $4,916/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

+5.2% since first listed

21 events — show timeline

• 2026-05-15 Price Changed $63,000 MLSU
• 2026-02-15 Listed $68,000 MLSU
• 2026-01-19 Listing Removed — MLSU
• 2025-10-09 Listed $85,900 MLSU
• 2024-05-27 Listing Removed — MLSU
• 2024-04-15 Relisted — MLSU
• 2024-04-02 Listing Removed — MLSU
• 2023-09-30 Relisted — MLSU
• 2023-09-22 Pending — MLSU
• 2023-08-29 Listed $49,900 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-07-30 Sold (Public Records) — Public Records
• 2019-08-27 Sold (Public Records) — Public Records
• 2019-07-12 Sold (Public Records) — Public Records
• 2015-09-14 Sold (MLS) — MLSU
• 2015-09-04 Sold (Public Records) — Public Records
• 2015-08-12 Listed $8,900 MLSU
• 2006-07-31 Sold (Public Records) — Public Records
• 2005-12-16 Listed $59,900 MLSU
• 2005-09-30 Sold (Public Records) — Public Records
• 1957-12-12 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $740 · +2.3% YoY. Source: county tax records.