1215 Lawnview Pl · Jackson, MS 39203

$60,000

3 bd · 2.0 ba · 1,213 sqft · SingleFamily public records · 23 Days on market

Built 1941 7,405 sqft lot $49/sqft · 73% 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
• 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

Listing remarks MLS

AUCTION REO. REO Occupied - the seller does not represent or guarantee occupancy status. NO VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. This 3 bed, 2 bath home is available at a great price. CASH ONLY sale with no interior pictures, repairs or property disclosure. NO LEASE in place. Make an offer.

Key facts

• 7,405 sq ft lot
• Listed 22 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One level; Fixer condition
• Construction: Siding exterior; Shingle roof; Conventional foundation; Built area approximately 1,213
• Exterior features: See remarks

Interior

• Kitchen: Refrigerator
• Flooring: Luxury vinyl; Hardwood; See remarks
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $894 of equity ($415 loan paydown + $479 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $8k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — 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: 1.74% ✓
• Cap rate: 14.47%
• Cash-on-cash: 29.21%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $34,766
• List price: $60,000
• Delta: 72.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1441 Central St	0.46mi	3/2.0	1,260 (+4%)	7mo	$82,900	$66	66
402 Lexington Ave	0.71mi	3/2.0	1,220 (+1%)	0mo	$29,999	$25	66
148 Princeton St	0.28mi	3/1.0	1,125 (-7%)	16mo	$82,000	$73	58
518 W Ash St	0.65mi	2/1.0 (-1)	1,048 (-14%)	11mo	$23,000	$22	29

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: 31.2%
• Equity multiple: 2.58×
• Total profit: $26,589
• Equity at exit: $19,855

10-year hold

• IRR: 33.8%
• Equity multiple: 5.01×
• Total profit: $67,295
• Equity at exit: $25,906

Cash invested: $16,800 (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 39203

• Home prices YoY: 0.6%
• Active inventory: 10
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,041 high
• Mortgage (P&I): −$315
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $409

Break-even live

Break-even rent $524

Max offer price $60,000

Occupancy floor 56%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 First Ave Jackson, MS	2.0	1.0	800	$725	$0.91	23d	1	0.00mi
137 Sivley Ave Jackson, MS	3.0	1.0	1288	$1,000	$0.78	21d	1	0.13mi
255 S Prentiss St Jackson, MS	2.0	1.0	729	$1,000	$1.37	43d	1	0.32mi
309 S Denver St Jackson, MS	4.0	3.5	1500	$2,500	$1.67	43d	1	0.41mi
209 Poindexter St Jackson, MS	2.0	2.0	1075	$825	$0.77	43d	1	0.54mi
1711 Robinson St Jackson, MS	2.0	1.0	800	$800	$1.00	23d	1	0.55mi
1818 Saint Charles St Jackson, MS	3.0	1.0	983	$995	$1.01	43d	1	0.59mi
1225 Bailey Ave Jackson, MS	2.0	1.0	990	$750	$0.76	43d	1	0.81mi
2157 Ludlow Ave Unit Na Jackson, MS	3.0	2.0	1123	$1,450	$1.29	13d	1	1.00mi
2157 Ludlow Ave Jackson, MS	3.0	2.0	1123	$1,300	$1.16	43d	1	1.00mi

Listing history 19 events

1. 2026-05-01
   listed $68,500 Active 547-char remark
2. 2025-10-14
   status Active
3. 2025-10-05
   status Pending
4. 2025-10-05
   historical
5. 2025-07-11
   price $74,500
6. 2025-06-06
   listed $75,000 Active
7. 2024-05-29
   soldstatus Closed

   Show marketing remark (461 chars)

   AUCTION REO. REO Occupied - the seller does not represent or guarantee occupancy status. NO VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. This 3 bed, 2 bath home is available at a great price. CASH ONLY sale with no interior pictures, repairs or property disclosure. NO LEASE in place. Make an offer.

8. 2024-05-16
   soldstatus
9. 2024-04-30
   status Pending

   Show marketing remark (461 chars)

   AUCTION REO. REO Occupied - the seller does not represent or guarantee occupancy status. NO VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. This 3 bed, 2 bath home is available at a great price. CASH ONLY sale with no interior pictures, repairs or property disclosure. NO LEASE in place. Make an offer.

10. 2024-04-15
    price $23,400

    Show marketing remark (461 chars)

    AUCTION REO. REO Occupied - the seller does not represent or guarantee occupancy status. NO VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. This 3 bed, 2 bath home is available at a great price. CASH ONLY sale with no interior pictures, repairs or property disclosure. NO LEASE in place. Make an offer.

11. 2024-03-29
    price $24,100

    Show marketing remark (461 chars)

    AUCTION REO. REO Occupied - the seller does not represent or guarantee occupancy status. NO VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. This 3 bed, 2 bath home is available at a great price. CASH ONLY sale with no interior pictures, repairs or property disclosure. NO LEASE in place. Make an offer.

12. 2024-03-14
    price $32,400

    Show marketing remark (461 chars)

    AUCTION REO. REO Occupied - the seller does not represent or guarantee occupancy status. NO VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. This 3 bed, 2 bath home is available at a great price. CASH ONLY sale with no interior pictures, repairs or property disclosure. NO LEASE in place. Make an offer.

13. 2024-02-28
    listed $37,100 Active

    Show marketing remark (461 chars)

    AUCTION REO. REO Occupied - the seller does not represent or guarantee occupancy status. NO VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. This 3 bed, 2 bath home is available at a great price. CASH ONLY sale with no interior pictures, repairs or property disclosure. NO LEASE in place. Make an offer.

14. 2006-04-28
    soldstatus
15. 2006-03-28
    soldstatus
16. 2006-02-28
    listed $29,900
17. 2004-02-20
    soldstatus
18. 1997-03-11
    soldstatus
19. 1996-07-08
    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: $888 · $74/mo
• Projected year-2 tax: $888 · $74/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 · 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: $12,495
• − Mortgage interest: −$3,361
• − Property taxes: −$888
• − Insurance: −$300
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$1,745
• Taxable income: $4,201
• Est. tax owed @ 24.0%: −$1,008
• After-tax cash flow: $3,899/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

+100.7% since first listed

21 events — show timeline

• 2026-05-28 Listing Removed — MLSU
• 2026-05-19 Price Changed $60,000 MLSU
• 2026-05-01 Listed $68,500 MLSU
• 2025-10-14 Relisted — MLSU
• 2025-10-05 Pending — MLSU
• 2025-10-05 Listing Removed — MLSU
• 2025-07-11 Price Changed $74,500 MLSU
• 2025-06-06 Listed $75,000 MLSU
• 2024-05-29 Sold (MLS) — MLSU
• 2024-05-16 Sold (Public Records) — Public Records
• 2024-04-30 Pending — MLSU
• 2024-04-15 Price Changed $23,400 MLSU
• 2024-03-29 Price Changed $24,100 MLSU
• 2024-03-14 Price Changed $32,400 MLSU
• 2024-02-28 Listed $37,100 MLSU
• 2006-04-28 Sold (Public Records) — Public Records
• 2006-03-28 Sold (MLS) — MLSU
• 2006-02-28 Listed $29,900 MLSU
• 2004-02-20 Sold (Public Records) — Public Records
• 1997-03-11 Sold (Public Records) — Public Records
• 1996-07-08 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $888 · +0.3% YoY. Source: county tax records.