1955 Ventura Dr · Jackson, MS 39204

$53,500

3 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 80 Days on market

Built 1959 10,018 sqft lot $39/sqft · at area comps Est $53k · at est.

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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
• Appreciation +10.0/10.0
• ARV discount +6.7/15.0
• 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 single-family property includes multiple bedrooms and bathrooms, with designated living and kitchen areas. The home offers a a yard for outdoor use. Located within the city, the property provides access to nearby roads, shopping, and local services. Offered AS-IS, it may be suitable for buyers seeking a primary residence or investment opportunity based on its current condition. Property is under court-ordered receivership; a copy of the order is available.

Key facts

• Yard for outdoor use
• 0.23 acre lot
• 2 garage spots

Tags

• YARD FOR OUTDOOR USE
• ACCESS TO NEARBY ROADS
• SHOPPING AND LOCAL SERVICES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $50k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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 (+13.6%/yr); 121 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,245/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 $6k of equity ($370 loan paydown + $5k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,290 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1959 — 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: 2.33% ✓
• Cap rate: 19.20%
• Cash-on-cash: 46.10%
• DSCR: 3.05
• GRM: 3.6

CMA / ARV

• ARV (median comp): $52,591
• List price: $53,500
• Delta: 1.73%
• 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
2081 Shady Lane Dr	0.14mi	3/2.0	1,420 (+3%)	4mo	$12,000	$8	86
1941 Catalina Dr	0.06mi	3/1.5	1,458 (+6%)	1mo	$85,000	$58	85
1746 Casteel Dr	0.44mi	3/2.0	1,376 (-0%)	1mo	$65,000	$47	78
1945 Camellia Ln	0.12mi	3/2.0	1,525 (+10%)	5mo	$62,900	$41	73
2261 Paden St	0.63mi	3/2.0	1,369 (-1%)	3mo	$70,000	$51	67
931 Stuart St	0.63mi	3/2.0	1,363 (-1%)	3mo	$32,500	$24	66
837 Combs St	0.54mi	4/2.0 (+1)	1,408 (+2%)	1mo	$15,500	$11	66
2112 Paden St	0.62mi	3/1.0	1,259 (-9%)	1mo	$35,000	$28	52
1939 Shamrock Dr	0.44mi	4/2.0 (+1)	1,554 (+13%)	7mo	$45,000	$29	48
936 Winn St	0.55mi	3/2.5	1,196 (-13%)	6mo	$44,500	$37	45
545 Merigold Dr	0.72mi	3/2.0	1,220 (-12%)	4mo	$79,000	$65	43
2566 Mcdowell Cir	0.72mi	3/1.5	1,204 (-13%)	3mo	$35,000	$29	41

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: 64.2%
• Equity multiple: 5.83×
• Total profit: $72,408
• Equity at exit: $48,197

10-year hold

• IRR: 59.8%
• Equity multiple: 14.40×
• Total profit: $200,791
• Equity at exit: $103,939

Cash invested: $14,980 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,245 high
• Mortgage (P&I): −$281
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $575

Break-even live

Break-even rent $516

Max offer price $53,500

Occupancy floor 49%

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: $13,375
• Closing costs: $1,605
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	13d	1	0.40mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.40mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	13d	1	0.43mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	13d	1	0.55mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	23d	1	0.59mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	0.77mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	13d	1	0.78mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	0.78mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	0.79mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.79mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	0.81mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	0.81mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	0.81mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	0.83mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	0.96mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	0.99mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	23d	1	1.05mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	13d	1	1.10mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	1.12mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	13d	1	1.13mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	43d	1	1.16mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	1.20mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	43d	18	1.22mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	1.33mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	1.38mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	1.38mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	1.38mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	1.44mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	1.45mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	1.46mi

Listing history 32 events

1. 2026-06-18
   days on market $53,500 Active 80 DOM
2. 2026-06-17
   days on market $53,500 Active 79 DOM
3. 2026-06-16
   days on market $53,500 Active 78 DOM
4. 2026-06-15
   days on market $53,500 Active 77 DOM
5. 2026-06-14
   days on market $53,500 Active 75 DOM
6. 2026-06-13
   days on market $53,500 Active 74 DOM
7. 2026-06-10
   days on market $53,500 Active 72 DOM
8. 2026-06-09
   days on market $53,500 Active 71 DOM
9. 2026-06-08
   days on market $53,500 Active 70 DOM
10. 2026-06-07
    days on market $53,500 Active 69 DOM
11. 2026-06-05
    days on market $53,500 Active 66 DOM
12. 2026-06-03
    days on market $53,500 Active 65 DOM
13. 2026-06-02
    days on market $53,500 Active 64 DOM
14. 2026-06-01
    days on market $53,500 Active 63 DOM
15. 2026-05-31
    days on market $53,500 Active 62 DOM
16. 2026-05-30
    days on market $53,500 Active 61 DOM
17. 2026-03-30
    listed $53,500 Active 469-char remark

    Show marketing remark (469 chars)

    This single-family property includes multiple bedrooms and bathrooms, with designated living and kitchen areas. The home offers a a yard for outdoor use. Located within the city, the property provides access to nearby roads, shopping, and local services. Offered AS-IS, it may be suitable for buyers seeking a primary residence or investment opportunity based on its current condition. Property is under court-ordered receivership; a copy of the order is available.

18. 2026-03-23
    historical
19. 2026-03-04
    price $53,500
20. 2026-01-19
    price $64,900
21. 2025-12-01
    listed $69,900 Active
22. 2022-03-16
    price $1,100
23. 2021-10-02
    historical
24. 2020-03-04
    soldstatus
25. 2019-03-26
    listed $69,900
26. 2018-08-24
    historical
27. 2018-08-15
    listed $64,900
28. 2008-09-11
    soldstatus
29. 2008-08-07
    listed $29,900
30. 2005-01-14
    soldstatus
31. 1979-08-22
    soldstatus
32. 1973-05-23
    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: $1,262 · $105/mo
• Projected year-2 tax: $1,262 · $105/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 6/10 Major 6 d/yr ≥108°F today · 16 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: $14,938
• − Mortgage interest: −$2,997
• − Property taxes: −$1,262
• − Insurance: −$268
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$1,556
• Taxable income: $6,466
• Est. tax owed @ 24.0%: −$1,552
• After-tax cash flow: $5,353/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

+78.9% since first listed

16 events — show timeline

• 2026-03-30 Listed $53,500 MLSU
• 2026-03-23 Listing Removed — MLSU
• 2026-03-04 Price Changed $53,500 MLSU
• 2026-01-19 Price Changed $64,900 MLSU
• 2025-12-01 Listed $69,900 MLSU
• 2022-03-16 Price Changed $1,100 RENT.
• 2021-10-02 Listing Removed — MLSU
• 2020-03-04 Sold (Public Records) — Public Records
• 2019-03-26 Listed $69,900 MLSU
• 2018-08-24 Listing Removed — MLSU
• 2018-08-15 Listed $64,900 MLSU
• 2008-09-11 Sold (MLS) — MLSU
• 2008-08-07 Listed $29,900 MLSU
• 2005-01-14 Sold (Public Records) — Public Records
• 1979-08-22 Sold (Public Records) — Public Records
• 1973-05-23 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,262 · +1.2% YoY. Source: county tax records.