412 Cameron St · Jackson, MS 39212

$55,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 5 Days on market

Built 1960 0.26 ac lot Est $42k · 32% over ↓ 14% since listing

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Why this score? — see what drove the C+ 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
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Investment Opportunity! Add this income-producing rental property to your portfolio with a tenant already in place, providing immediate rental income from day one. This well-maintained home offers a great opportunity for both seasoned and first-time investors looking for a turnkey investment. Looking to expand your portfolio? This property is one of eight investment homes currently available for purchase. Buy individually or inquire about purchasing multiple properties as a package to maximize your investment potential. Don't miss this opportunity to secure a cash-flowing asset with built-in income and additional portfolio expansion possibilities. Contact your agent today for more informati

Key facts

• 0.26 acre lot
• Built 1960
• Listed 5 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family house; One level
• Construction: Brick and siding exterior; Conventional foundation; Built (year source: public records)
• Exterior features: Architectural shingle roof; Lot of about 0.26 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Appliances listed as Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 18.2% 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: 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: North Jackson Elementary School (math 7% / reading 25%, grade F, #270 of 375 statewide, top 72%, 383 students, 100% FRL); Whitten Middle School (math 4% / reading 11%, grade F, #168 of 179 statewide, top 94%, 338 students, 100% FRL); Jim Hill High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 908 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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

• 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 $55,000

Questions for the listing agent

1. Built in 1960 — 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: 2.13% ✓
• Cap rate: 18.16%
• Cash-on-cash: 42.40%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $41,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
280 Savanna St	0.39mi	3/1.0	1,027 (-1%)	1mo	$16,900	$16	79
402 Savanna St	0.16mi	3/2.0	1,071 (+3%)	6mo	$65,000	$61	78
345 Mason Blvd	0.11mi	3/2.0	1,040 (0%)	19mo	$39,900	$38	75
362 E Leavell Woods Dr	0.40mi	3/1.0	1,080 (+4%)	4mo	$30,000	$28	71
3824 Nichols Blvd	0.32mi	3/1.0	1,040 (0%)	20mo	$17,500	$17	69
3940 Beaufort St	0.59mi	2/1.0 (-1)	1,004 (-4%)	2mo	$14,500	$14	60
3513 Hines St	0.45mi	3/2.0	1,132 (+9%)	1mo	$45,000	$40	60
312 E E Leavell Woods Dr	0.39mi	4/2.0 (+1)	1,153 (+11%)	9mo	$50,000	$43	47
111 Cooper Rd	0.72mi	3/1.0	980 (-6%)	13mo	$75,000	$77	46
220 Winfield St	0.48mi	3/1.0	904 (-13%)	18mo	$69,500	$77	40
3909 Ilano Dr	0.68mi	4/1.0 (+1)	1,182 (+14%)	1mo	$23,000	$19	40
124 S Sunset Ter	0.64mi	3/1.0	1,172 (+13%)	13mo	$49,875	$43	38

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: 40.5%
• Equity multiple: 2.77×
• Total profit: $27,231
• Equity at exit: $8,201

10-year hold

• IRR: 47.4%
• Equity multiple: 5.84×
• Total profit: $74,593
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,172 high
• Mortgage (P&I): −$288
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $544

Break-even live

Break-even rent $484

Max offer price $55,000

Occupancy floor 49%

Sensitivity live

Price	-10% $575	-5% $560	+0% $544	+5% $529	+10% $513
Rent	-10% $452	-5% $498	+0% $544	+5% $590	+10% $637
Rate	-1.0pp $572	-0.5pp $558	base $544	+0.5pp $530	+1.0pp $515

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	15d	1	0.15mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	25d	1	0.15mi
3875 Interstate 55 Jackson, MS	1.0–2.0	1.5	800	$1,100	$1.38	15d	1	0.16mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	25d	1	0.21mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	23d	1	0.35mi
230 Savanna St Jackson, MS	2.0	1.0	782	$795	$1.02	45d	1	0.49mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	15d	1	0.53mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	23d	1	0.90mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	23d	1	0.92mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	45d	1	1.06mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	15d	1	1.13mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	45d	1	1.13mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	25d	1	1.15mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	15d	1	1.17mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	25d	1	1.17mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	15d	1	1.28mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	45d	1	1.30mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	15d	1	1.48mi

Listing history 4 events

1. 2026-06-22
   days on market $55,000 Active 5 DOM
2. 2026-06-18
   days on market $55,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $55,000 Active 1 DOM

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $848 · $71/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: $14,067
• − Mortgage interest: −$3,081
• − Property taxes: −$848
• − Insurance: −$275
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$1,600
• Taxable income: $6,013
• Est. tax owed @ 24.0%: −$1,443
• After-tax cash flow: $5,086/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

-14.1% since first listed

8 events — show timeline

• 2026-06-16 Listed $55,000 MLSU
• 2026-01-31 Listing Removed — MLSU
• 2025-08-11 Listed $64,000 MLSU
• 2024-09-22 Rental Removed $775 APPFOLIO
• 2024-08-22 Listed for Rent $775 APPFOLIO
• 2011-10-18 Sold (Public Records) — Public Records
• 2008-12-05 Sold (Public Records) — Public Records
• 1974-06-19 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $848 · +0.7% YoY. Source: county tax records.