1941 Catalina Dr · Jackson, MS 39204

$85,000

3 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 245 Days on market

Built 1959 0.25 ac lot Est $78k · 9% over

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.7/10.0
• Rent growth +5.0/5.0
• ARV discount +3.6/15.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

3/1.5 Fixer upper. Sold As-Is. Could be a great investment property for the right buyer.

Key facts

• 0.25 acre lot
• Parking
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,252/mo this rent would consume 50% 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 $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 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 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.47% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.49%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $78,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1945 Camellia Ln	0.07mi	3/2.0	1,525 (-8%)	5mo	$62,900	$41	79
1941 Catalina Dr	0.00mi	3/1.5	1,458 (-12%)	1mo	$85,000	$58	77
941 Dorgan St	0.52mi	3/2.0	1,644 (-1%)	11mo	$35,000	$21	65
2081 Shady Lane Dr	0.19mi	3/2.0	1,420 (-15%)	4mo	$12,000	$8	64
2232 Breckinridge Rd	0.39mi	3/2.0	1,794 (+8%)	10mo	$85,000	$47	61
1939 Shamrock Dr	0.38mi	4/2.0 (+1)	1,554 (-7%)	7mo	$45,000	$29	61
2229 Scanlon Dr	0.59mi	4/2.0 (+1)	1,651 (-1%)	8mo	$94,900	$57	60
2318 Breckinridge Rd	0.50mi	3/2.0	1,518 (-9%)	11mo	$27,500	$18	53
1311 Sharon Dr	0.52mi	3/2.0	1,532 (-8%)	13mo	$115,000	$75	51
1405 Dianne Dr	0.68mi	3/2.0	1,537 (-8%)	11mo	$75,000	$49	46
805 Dorgan St	0.65mi	3/2.0	1,521 (-9%)	15mo	$90,000	$59	43
125 Wingfield Ct	0.64mi	4/2.0 (+1)	1,797 (+8%)	11mo	$77,000	$43	42

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: 39.0%
• Equity multiple: 4.08×
• Total profit: $73,370
• Equity at exit: $76,575

10-year hold

• IRR: 35.7%
• Equity multiple: 10.10×
• Total profit: $216,557
• Equity at exit: $165,136

Cash invested: $23,800 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,252 high
• Mortgage (P&I): −$446
• Tax from tax record: −$121 /mo · $1,456/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $320

Break-even live

Break-even rent $847

Max offer price $85,000

Occupancy floor 69%

Sensitivity live

Price	-10% $368	-5% $344	+0% $320	+5% $296	+10% $272
Rent	-10% $221	-5% $271	+0% $320	+5% $370	+10% $419
Rate	-1.0pp $363	-0.5pp $342	base $320	+0.5pp $298	+1.0pp $276

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	15d	1	0.37mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	25d	1	0.43mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	15d	1	0.43mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	15d	1	0.54mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	25d	1	0.64mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	0.75mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	25d	1	0.76mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	15d	1	0.82mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	25d	1	0.82mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	0.83mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	0.83mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	15d	1	0.84mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	25d	1	0.84mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	25d	1	0.87mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	15d	1	0.98mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	25d	1	0.99mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	15d	1	1.16mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	15d	1	1.17mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	45d	1	1.22mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	45d	1	1.22mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	1.35mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	15d	1	1.41mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	45d	1	1.41mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	25d	1	1.42mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	45d	1	1.44mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	15d	1	1.46mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	25d	1	1.48mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	15d	1	1.49mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	25d	1	1.49mi

Listing history 14 events

1. 2026-03-11
   status Pending
2. 2026-01-12
   price $85,000
3. 2025-07-09
   listed $90,000 Active
4. 2024-02-17
   historical $1,400
5. 2023-12-13
   listed $1,400
6. 2023-09-08
   soldstatus
7. 2023-05-25
   soldstatus Closed 88-char remark

   Show marketing remark (88 chars)

   3/1.5 Fixer upper. Sold As-Is. Could be a great investment property for the right buyer.

8. 2023-04-27
   status Pending 88-char remark

   Show marketing remark (88 chars)

   3/1.5 Fixer upper. Sold As-Is. Could be a great investment property for the right buyer.

9. 2023-04-24
   status Active 88-char remark

   Show marketing remark (88 chars)

   3/1.5 Fixer upper. Sold As-Is. Could be a great investment property for the right buyer.

10. 2023-04-22
    historical 88-char remark

    Show marketing remark (88 chars)

    3/1.5 Fixer upper. Sold As-Is. Could be a great investment property for the right buyer.

11. 2023-04-21
    listed $35,000 Active 88-char remark

    Show marketing remark (88 chars)

    3/1.5 Fixer upper. Sold As-Is. Could be a great investment property for the right buyer.

12. 2007-09-20
    soldstatus
13. 2001-12-18
    soldstatus
14. 1964-05-04
    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: $1,456 · $121/mo
• Projected year-2 tax: $1,456 · $121/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 17 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: $15,025
• − Mortgage interest: −$4,761
• − Property taxes: −$1,456
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$2,473
• Taxable income: $2,708
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $3,192/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

+142.9% since first listed

14 events — show timeline

• 2026-03-11 Pending — MLSU
• 2026-01-12 Price Changed $85,000 MLSU
• 2025-07-09 Listed $90,000 MLSU
• 2024-02-17 Rental Removed $1,400 BUILDIUM
• 2023-12-13 Listed for Rent $1,400 BUILDIUM
• 2023-09-08 Sold (Public Records) — Public Records
• 2023-05-25 Sold (MLS) — MLSU
• 2023-04-27 Pending — MLSU
• 2023-04-24 Relisted — MLSU
• 2023-04-22 Listing Removed — MLSU
• 2023-04-21 Listed $35,000 MLSU
• 2007-09-20 Sold (Public Records) — Public Records
• 2001-12-18 Sold (Public Records) — Public Records
• 1964-05-04 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,456 · +3.0% YoY. Source: county tax records.