949 Terrace Ave · Jackson, MS 39209

$6,000

3 bd · 2.0 ba · 1,721 sqft · SingleFamily public records · 43 Days on market

Built 1955 0.32 ac lot $3/sqft · 91% below area

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

INVESTOR SPECIAL

Key facts

• 0.32 acre lot
• 2 parking spots
• Built 1955

Property features AI

Exterior

• Parking: Carport with space for 2 vehicles
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence (house); One level; Living area reported as 1,881 (assessor)
• Construction: Siding exterior; Slab foundation; Year built reported from public records
• Exterior features: Asphalt shingle roof; Lot of about 0.32 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Cooling: see remarks
• Interior features: Water heater

🏷️ Possibly a rental listed for sale. The $6,000 price doesn't fit this home's estimated sale value (~$70,943) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $6k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $6k).
• Recommended offer: $6k (3.0% below list) — sets the bar for market timing.
• Cap rate 213.1% 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: Lake Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 248 students, 100% FRL); Provine High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 774 students, 100% FRL).
• Market conditions: 165 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $641 of equity ($41 loan paydown + $600 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 + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($6k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 26y ago; this cycle's ask has dropped $7k (52%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $5,820 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 22.69% ✓
• Cap rate: 213.06%
• Cash-on-cash: 738.44%
• DSCR: 33.86
• GRM: 0.4

CMA / ARV

• ARV (median comp): $70,943
• List price: $6,000
• Delta: -91.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2910 Robinson	0.12mi	4/2.0 (+1)	1,743 (+1%)	16mo	$104,999	$60	74
3328 Santa Rosa St	0.49mi	3/2.0	1,700 (-1%)	13mo	$85,000	$50	64
962 West Ridge Dr	0.32mi	3/2.0	1,572 (-9%)	23mo	$80,000	$51	51
1053 Ellis Ave	0.41mi	3/2.0	1,488 (-14%)	13mo	$53,000	$36	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 42.15×
• Total profit: $69,132
• Equity at exit: $5,405

10-year hold

• IRR: —
• Equity multiple: 91.38×
• Total profit: $151,845
• Equity at exit: $11,657

Cash invested: $1,680 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 0.4×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$31
• Tax est. 1.5%: −$8 /mo · $90/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $1,034

Break-even live

Break-even rent $52

Max offer price $6,000

Occupancy floor 19%

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: $1,500
• Closing costs: $180
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	23d	1	1.07mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	43d	1	1.07mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	13d	1	1.12mi
264 Sewanee Dr Jackson, MS	3.0	1.0	1217	$995	$0.82	23d	1	1.34mi
4539 Ritchey Dr Jackson, MS	3.0	2.0	1144	$1,250	$1.09	43d	1	1.34mi
309 S Denver St Jackson, MS	4.0	3.5	1500	$2,500	$1.67	43d	1	1.36mi

Listing history 44 events

1. 2026-06-13
   statusdays on market $6,000 Pending 43 DOM
2. 2026-06-10
   days on market $6,000 Active 41 DOM
3. 2026-06-09
   days on market $6,000 Active 40 DOM
4. 2026-06-08
   days on market $6,000 Active 39 DOM
5. 2026-06-07
   days on market $6,000 Active 38 DOM
6. 2026-06-05
   days on market $6,000 Active 35 DOM
7. 2026-06-03
   days on market $6,000 Active 34 DOM
8. 2026-06-02
   days on market $6,000 Active 33 DOM
9. 2026-06-01
   days on market $6,000 Active 32 DOM
10. 2026-05-31
    days on market $6,000 Active 31 DOM
11. 2026-05-30
    days on market $6,000 Active 30 DOM
12. 2026-05-14
    price $6,000 16-char remark
13. 2026-04-30
    listed $12,599 Active 16-char remark
14. 2026-01-08
    historical
15. 2025-09-08
    listed $13,900 Active
16. 2025-09-03
    status Active
17. 2025-09-01
    status Pending
18. 2025-09-01
    historical
19. 2025-08-26
    price $14,000
20. 2025-08-06
    status Active
21. 2025-07-17
    status Pending
22. 2025-07-14
    listed $15,000 Active
23. 2025-06-06
    price $18,900
24. 2025-04-28
    status Active
25. 2025-04-22
    status Pending
26. 2025-04-22
    historical
27. 2025-03-25
    status Active
28. 2025-03-21
    historical
29. 2025-03-13
    price $20,000
30. 2025-01-24
    listed $24,000 Active
31. 2024-04-09
    soldstatus
32. 2021-10-02
    historical
33. 2011-06-29
    listed $12,000
34. 2011-02-16
    historical
35. 2010-07-22
    listed $12,000
36. 2006-05-02
    historical
37. 2005-01-12
    soldstatus
38. 2004-11-29
    soldstatus
39. 2004-11-23
    soldstatus
40. 2004-09-01
    listed $37,900
41. 2001-04-12
    soldstatus
42. 2000-06-09
    listed $39,000
43. 1990-06-22
    soldstatus
44. 1987-02-20
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $16,333
• − Mortgage interest: −$336
• − Property taxes: −$90
• − Insurance: −$30
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$175
• Taxable income: $13,089
• Est. tax owed @ 24.0%: −$3,141
• After-tax cash flow: $9,264/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-84.6% since first listed

34 events — show timeline

• 2026-06-12 Pending — MLSU
• 2026-05-14 Price Changed $6,000 MLSU
• 2026-04-30 Listed $12,599 MLSU
• 2026-01-08 Listing Removed — MLSU
• 2025-09-08 Listed $13,900 MLSU
• 2025-09-03 Relisted — MLSU
• 2025-09-01 Pending — MLSU
• 2025-09-01 Listing Removed — MLSU
• 2025-08-26 Price Changed $14,000 MLSU
• 2025-08-06 Relisted — MLSU
• 2025-07-17 Pending — MLSU
• 2025-07-14 Listed $15,000 MLSU
• 2025-06-06 Price Changed $18,900 MLSU
• 2025-04-28 Relisted — MLSU
• 2025-04-22 Pending — MLSU
• 2025-04-22 Listing Removed — MLSU
• 2025-03-25 Relisted — MLSU
• 2025-03-21 Listing Removed — MLSU
• 2025-03-13 Price Changed $20,000 MLSU
• 2025-01-24 Listed $24,000 MLSU
• 2024-04-09 Sold (Public Records) — Public Records
• 2021-10-02 Listing Removed — MLSU
• 2011-06-29 Listed $12,000 MLSU
• 2011-02-16 Listing Removed — MLSU
• 2010-07-22 Listed $12,000 MLSU
• 2006-05-02 Listing Removed — MLSU
• 2005-01-12 Sold (Public Records) — Public Records
• 2004-11-29 Sold (MLS) — MLSU
• 2004-11-23 Sold (Public Records) — Public Records
• 2004-09-01 Listed $37,900 MLSU
• 2001-04-12 Sold (Public Records) — Public Records
• 2000-06-09 Listed $39,000 MLSU
• 1990-06-22 Sold (Public Records) — Public Records
• 1987-02-20 Sold (Public Records) — Public Records

Property tax history

-6.4%/yr

Latest (2025): $738 · -55.3% YoY. Source: county tax records.