1208 Cooper Rd · Jackson, MS 39212

$125,000

4 bd · 2.0 ba · 1,563 sqft · SingleFamily public records · 92 Days on market

Built 1963 0.34 ac lot $80/sqft · 77% above area Est $91k · 38% over

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Why this score? — see what drove the D+ 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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +5.6/10.0
• 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 MLS

Income producing property. This spacious 3 bedroom 2 bath home is a must see.

Key facts

• 0.34 acre lot
• 4 parking spots
• Built 1963

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% 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: 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.06% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.54%
• DSCR: 1.38
• GRM: 7.9

CMA / ARV

• ARV (median comp): $90,596
• List price: $125,000
• Delta: 37.97%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1244 Cooper Rd	0.10mi	3/2.0 (-1)	1,680 (+8%)	2mo	$65,000	$39	77
1357 Canterbury Ln	0.39mi	4/2.0	1,698 (+9%)	2mo	$105,000	$62	66
3114 Suncrest Dr	0.55mi	4/2.0	1,432 (-8%)	3mo	$64,900	$45	57
3253 Ridgeland Dr	0.50mi	3/2.0 (-1)	1,506 (-4%)	14mo	$55,000	$37	54
1119 Primrose St	0.25mi	3/2.0 (-1)	1,785 (+14%)	8mo	$135,000	$76	53
3453 Shannon Dale Dr	0.43mi	3/2.0 (-1)	1,683 (+8%)	11mo	$150,000	$89	53
1027 Autumn St	0.63mi	3/2.0 (-1)	1,694 (+8%)	1mo	$84,900	$50	50
929 Palm St	0.54mi	3/2.0 (-1)	1,649 (+6%)	13mo	$5,000	$3	50
3303 Ridgeland Dr Dr	0.49mi	3/1.5 (-1)	1,372 (-12%)	10mo	$114,900	$84	41
965 N Valley Falls Rd	0.41mi	3/2.0 (-1)	1,329 (-15%)	12mo	$105,000	$79	41
3302 Cherrywood Dr	0.75mi	3/2.0 (-1)	1,416 (-9%)	11mo	$80,000	$56	35
950 Woodville Dr	0.65mi	3/1.5 (-1)	1,362 (-13%)	10mo	$17,500	$13	33

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,748
• Equity at exit: $18,638

10-year hold

• IRR: 8.8%
• Equity multiple: 1.71×
• Total profit: $24,933
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,323 high
• Mortgage (P&I): −$656
• Tax from tax record: −$89 /mo · $1,065/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $249

Break-even live

Break-even rent $1,008

Max offer price $125,000

Occupancy floor 76%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	44d	1	0.21mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	14d	1	0.29mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	0.36mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	14d	1	0.38mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	0.61mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	0.88mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	44d	1	0.92mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	0.96mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	1.00mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	1.06mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	1.07mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	1.10mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	1.11mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	1.16mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	44d	1	1.17mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	14d	1	1.17mi
1641 Woodburn St Jackson, MS	5.0	2.0	1300	$1,812	$1.39	14d	1	1.17mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	1.18mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	1.18mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	44d	1	1.34mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.38mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	1.40mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	1.41mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	1.45mi

Listing history 31 events

1. 2026-06-18
   days on market $125,000 Active 92 DOM
2. 2026-06-17
   days on market $125,000 Active 91 DOM
3. 2026-06-16
   days on market $125,000 Active 90 DOM
4. 2026-06-15
   days on market $125,000 Active 89 DOM
5. 2026-06-14
   days on market $125,000 Active 87 DOM
6. 2026-06-13
   status $125,000 Active 86 DOM
7. 2026-05-04
   status Pending 77-char remark

   Show marketing remark (77 chars)

   Income producing property. This spacious 3 bedroom 2 bath home is a must see.

8. 2026-02-07
   listed $125,000 Active 77-char remark

   Show marketing remark (77 chars)

   Income producing property. This spacious 3 bedroom 2 bath home is a must see.

9. 2025-03-30
   historical
10. 2025-02-01
    status Active
11. 2025-01-30
    historical
12. 2024-08-30
    listed $155,000 Active
13. 2024-02-02
    soldstatus
14. 2023-09-10
    historical $1,275
15. 2023-08-24
    price $1,275
16. 2023-07-20
    listed $1,500
17. 2023-04-17
    historical
18. 2023-03-30
    status Active
19. 2023-03-16
    status Pending
20. 2023-01-31
    price $125,000
21. 2022-12-28
    listed $155,000 Active
22. 2021-10-01
    historical
23. 2017-04-04
    soldstatus
24. 2015-09-16
    soldstatus
25. 2006-04-28
    soldstatus
26. 2006-04-28
    soldstatus
27. 2006-04-17
    listed $83,000
28. 2003-10-27
    listed $74,900
29. 2000-02-17
    soldstatus
30. 1994-05-05
    soldstatus
31. 1961-04-11
    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: $1,065 · $89/mo
• Projected year-2 tax: $1,065 · $89/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 4/10 Moderate
• 🌡 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: $15,882
• − Mortgage interest: −$7,002
• − Property taxes: −$1,065
• − Insurance: −$625
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$3,636
• Taxable income: $1,012
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $2,747/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

+66.9% since first listed

25 events — show timeline

• 2026-05-04 Pending — MLSU
• 2026-02-07 Listed $125,000 MLSU
• 2025-03-30 Listing Removed — MLSU
• 2025-02-01 Relisted — MLSU
• 2025-01-30 Listing Removed — MLSU
• 2024-08-30 Listed $155,000 MLSU
• 2024-02-02 Sold (Public Records) — Public Records
• 2023-09-10 Rental Removed $1,275 APPFOLIO
• 2023-08-24 Price Changed $1,275 APPFOLIO
• 2023-07-20 Listed for Rent $1,500 APPFOLIO
• 2023-04-17 Listing Removed — MLSU
• 2023-03-30 Relisted — MLSU
• 2023-03-16 Pending — MLSU
• 2023-01-31 Price Changed $125,000 MLSU
• 2022-12-28 Listed $155,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2017-04-04 Sold (Public Records) — Public Records
• 2015-09-16 Sold (Public Records) — Public Records
• 2006-04-28 Sold (Public Records) — Public Records
• 2006-04-28 Sold (MLS) — MLSU
• 2006-04-17 Listed $83,000 MLSU
• 2003-10-27 Listed $74,900 MLSU
• 2000-02-17 Sold (Public Records) — Public Records
• 1994-05-05 Sold (Public Records) — Public Records
• 1961-04-11 Sold (Public Records) — Public Records

Property tax history

-1.9%/yr

Latest (2025): $1,065 · +2.0% YoY. Source: county tax records.