1169 Marble St · Jackson, MS 39212

$44,900

3 bd · 2.0 ba · 1,804 sqft · SingleFamily public records · 84 Days on market

Built 1963 0.31 ac lot $25/sqft · 36% below area Est $70k · 36% under

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

Welcome to 1169 Marble Street in Jackson, MS--a great opportunity for homeowners or investors alike! This property offers solid potential with a functional layout and plenty of space to make it your own. Whether you're looking to add to your rental portfolio or find a home you can personalize, this one checks the boxes. Situated in an established neighborhood, the home features comfortable living areas, a practical floor plan, and a yard with room to enjoy outdoor living or future improvements. With a little vision and TLC, this property could truly shine. Conveniently located near local amenities, schools, and major roadways, 1169 Marble Street provides both accessibility and opportunity at an affordable price point. Don't miss your chance to unlock the potential--schedule your showing today!

Key facts

• 0.31 acre lot
• Built 1963
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.8% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: major flood risk; 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 $42,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.01% ✓
• Cap rate: 24.78%
• Cash-on-cash: 66.02%
• DSCR: 3.94
• GRM: 2.8

CMA / ARV

• ARV (median comp): $70,006
• List price: $44,900
• Delta: -35.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1027 Autumn St	0.41mi	3/2.0	1,694 (-6%)	1mo	$84,900	$50	70
1119 Primrose St	0.56mi	3/2.0	1,785 (-1%)	8mo	$135,000	$76	66
1157 Rosewood St	0.43mi	4/2.0 (+1)	1,917 (+6%)	3mo	$79,000	$41	62
3121 Woodvile Cir	0.34mi	4/3.0 (+1)	1,872 (+4%)	9mo	$80,000	$43	61
1843 Longwood Dr	0.37mi	3/2.0	1,634 (-9%)	10mo	$125,000	$76	59
3320 Ridgeland Dr	0.69mi	3/1.5	1,850 (+2%)	4mo	$56,000	$30	59
3343 Fleetwood Dr	0.65mi	3/2.0	1,918 (+6%)	1mo	$85,000	$44	58
1068 Westway St	0.52mi	4/2.5 (+1)	1,927 (+7%)	2mo	$179,000	$93	56
3031 Longwood Dr	0.55mi	4/2.0 (+1)	1,960 (+9%)	0mo	$85,000	$43	55
1002 Autumn St	0.45mi	4/3.0 (+1)	1,953 (+8%)	6mo	$73,600	$38	51
1422 Wooddell Dr	0.55mi	4/2.0 (+1)	1,540 (-15%)	6mo	$99,000	$64	40
2605 Cliffwood Dr	0.65mi	3/2.0	1,566 (-13%)	13mo	$97,500	$62	37

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: 66.8%
• Equity multiple: 4.06×
• Total profit: $38,533
• Equity at exit: $6,695

10-year hold

• IRR: 71.4%
• Equity multiple: 8.77×
• Total profit: $97,651
• Equity at exit: $3,882

Cash invested: $12,572 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$235
• Tax from tax record: −$122 /mo · $1,459/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $692

Break-even live

Break-even rent $476

Max offer price $44,900

Occupancy floor 44%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	44d	1	0.32mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	0.44mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	44d	1	0.65mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	0.74mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	0.86mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	0.89mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	1.04mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	1.05mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	14d	1	1.18mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	44d	1	1.18mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	1.18mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	1.23mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	14d	1	1.26mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	1.26mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.28mi
296 Woodcliff Dr Jackson, MS	3.0	2.0	2242	$1,756	$0.78	14d	1	1.38mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	1.39mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	1.39mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	14d	1	1.42mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	14d	1	1.48mi

Listing history 37 events

1. 2026-06-18
   days on market $44,900 Active 84 DOM
2. 2026-06-17
   days on market $44,900 Active 83 DOM
3. 2026-06-16
   days on market $44,900 Active 82 DOM
4. 2026-06-15
   days on market $44,900 Active 81 DOM
5. 2026-06-14
   days on market $44,900 Active 79 DOM
6. 2026-06-13
   days on market $44,900 Active 78 DOM
7. 2026-06-10
   days on market $44,900 Active 76 DOM
8. 2026-06-09
   days on market $44,900 Active 75 DOM
9. 2026-06-08
   days on market $44,900 Active 74 DOM
10. 2026-06-07
    days on market $44,900 Active 73 DOM
11. 2026-06-05
    days on market $44,900 Active 70 DOM
12. 2026-06-03
    days on market $44,900 Active 69 DOM
13. 2026-06-02
    days on market $44,900 Active 68 DOM
14. 2026-06-01
    days on market $44,900 Active 67 DOM
15. 2026-05-31
    days on market $44,900 Active 66 DOM
16. 2026-05-30
    days on market $44,900 Active 65 DOM
17. 2026-04-29
    price $44,900 813-char remark

    Show marketing remark (813 chars)

    Welcome to 1169 Marble Street in Jackson, MS--a great opportunity for homeowners or investors alike! This property offers solid potential with a functional layout and plenty of space to make it your own. Whether you're looking to add to your rental portfolio or find a home you can personalize, this one checks the boxes. Situated in an established neighborhood, the home features comfortable living areas, a practical floor plan, and a yard with room to enjoy outdoor living or future improvements. With a little vision and TLC, this property could truly shine. Conveniently located near local amenities, schools, and major roadways, 1169 Marble Street provides both accessibility and opportunity at an affordable price point. Don't miss your chance to unlock the potential--schedule your showing today!

18. 2026-04-02
    price $53,900 813-char remark

    Show marketing remark (813 chars)

    Welcome to 1169 Marble Street in Jackson, MS--a great opportunity for homeowners or investors alike! This property offers solid potential with a functional layout and plenty of space to make it your own. Whether you're looking to add to your rental portfolio or find a home you can personalize, this one checks the boxes. Situated in an established neighborhood, the home features comfortable living areas, a practical floor plan, and a yard with room to enjoy outdoor living or future improvements. With a little vision and TLC, this property could truly shine. Conveniently located near local amenities, schools, and major roadways, 1169 Marble Street provides both accessibility and opportunity at an affordable price point. Don't miss your chance to unlock the potential--schedule your showing today!

19. 2026-03-26
    listed $49,900 Active 813-char remark

    Show marketing remark (813 chars)

    Welcome to 1169 Marble Street in Jackson, MS--a great opportunity for homeowners or investors alike! This property offers solid potential with a functional layout and plenty of space to make it your own. Whether you're looking to add to your rental portfolio or find a home you can personalize, this one checks the boxes. Situated in an established neighborhood, the home features comfortable living areas, a practical floor plan, and a yard with room to enjoy outdoor living or future improvements. With a little vision and TLC, this property could truly shine. Conveniently located near local amenities, schools, and major roadways, 1169 Marble Street provides both accessibility and opportunity at an affordable price point. Don't miss your chance to unlock the potential--schedule your showing today!

20. 2024-08-14
    historical
21. 2024-07-18
    listed $55,000 Active
22. 2024-07-01
    historical
23. 2024-05-17
    price $55,000
24. 2024-03-15
    price $69,500
25. 2024-03-02
    listed $77,500 Active
26. 2022-03-02
    historical
27. 2021-12-15
    price $84,000
28. 2021-10-21
    listed $89,000 Active
29. 2021-10-08
    historical
30. 2017-10-27
    soldstatus
31. 2017-10-16
    soldstatus
32. 2017-07-14
    listed $19,900
33. 2017-03-17
    listed $24,900
34. 2016-03-15
    soldstatus
35. 2001-04-09
    soldstatus
36. 1992-09-22
    soldstatus
37. 1989-02-09
    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: $1,459 · $122/mo
• Projected year-2 tax: $1,459 · $122/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 6/10 Major FEMA zone X (unshaded) · 94% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $16,215
• − Mortgage interest: −$2,515
• − Property taxes: −$1,459
• − Insurance: −$224
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$1,306
• Taxable income: $8,116
• Est. tax owed @ 24.0%: −$1,948
• After-tax cash flow: $6,353/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): 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

+80.3% since first listed

21 events — show timeline

• 2026-04-29 Price Changed $44,900 MLSU
• 2026-04-02 Price Changed $53,900 MLSU
• 2026-03-26 Listed $49,900 MLSU
• 2024-08-14 Listing Removed — MLSU
• 2024-07-18 Listed $55,000 MLSU
• 2024-07-01 Listing Removed — MLSU
• 2024-05-17 Price Changed $55,000 MLSU
• 2024-03-15 Price Changed $69,500 MLSU
• 2024-03-02 Listed $77,500 MLSU
• 2022-03-02 Listing Removed — MLSU
• 2021-12-15 Price Changed $84,000 MLSU
• 2021-10-21 Listed $89,000 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2017-10-27 Sold (MLS) — MLSU
• 2017-10-16 Sold (Public Records) — Public Records
• 2017-07-14 Listed $19,900 MLSU
• 2017-03-17 Listed $24,900 MLSU
• 2016-03-15 Sold (Public Records) — Public Records
• 2001-04-09 Sold (Public Records) — Public Records
• 1992-09-22 Sold (Public Records) — Public Records
• 1989-02-09 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,459 · +2.0% YoY. Source: county tax records.