122 Glenmary St · Jackson, MS 39203

$29,900

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 302 Days on market

Built 1922 0.29 ac lot $23/sqft · 14% below area Est $35k · 14% under ↓ 42% 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 +15.0/30.0
• ARV discount +13.9/15.0
• Appreciation +5.4/10.0
• 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 MLS

This 3-bedroom, 2-bath home in Jackson features a living room, dining room, kitchen, a welcoming front porch, and a backyard perfect for family gatherings. It also includes a 1-car garage for added convenience. A great opportunity to own a home in a convenient location.

Key facts

• 0.29 acre lot
• Garage
• Built 1922

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 36.3% 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: 10 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $446 of equity ($207 loan paydown + $239 appreciation (0.8% 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 (0.8% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• 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 $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 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 1922 — 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: 4.21% ✓
• Cap rate: 36.29%
• Cash-on-cash: 107.13%
• DSCR: 5.77
• GRM: 2.0

CMA / ARV

• ARV (median comp): $34,867
• List price: $29,900
• Delta: -14.25%
• 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
1441 Central St	0.56mi	3/2.0	1,260 (-4%)	7mo	$82,900	$66	57
148 Princeton St	0.14mi	3/1.0	1,125 (-15%)	16mo	$82,000	$73	56
136 Princeton St	0.15mi	3/1.0	1,496 (+13%)	18mo	$50,000	$33	56
402 Lexington Ave	0.62mi	3/2.0	1,220 (-8%)	0mo	$29,999	$25	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.72×
• Total profit: $47,912
• Equity at exit: $9,894

10-year hold

• IRR: —
• Equity multiple: 13.95×
• Total profit: $108,449
• Equity at exit: $12,910

Cash invested: $8,372 (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 39203

• Home prices YoY: 0.6%
• Active inventory: 10
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,258 high
• Mortgage (P&I): −$157
• Tax from tax record: −$77 /mo · $924/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $747

Break-even live

Break-even rent $312

Max offer price $29,900

Occupancy floor 36%

Sensitivity live

Price	-10% $764	-5% $756	+0% $747	+5% $739	+10% $730
Rent	-10% $648	-5% $698	+0% $747	+5% $797	+10% $847
Rate	-1.0pp $762	-0.5pp $755	base $747	+0.5pp $740	+1.0pp $732

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Sivley Ave Jackson, MS	3.0	1.0	1288	$1,000	$0.78	22d	1	0.06mi
309 S Denver St Jackson, MS	4.0	3.5	1500	$2,500	$1.67	45d	1	0.30mi
1818 Saint Charles St Jackson, MS	3.0	1.0	983	$995	$1.01	45d	1	0.44mi
209 Poindexter St Jackson, MS	2.0	2.0	1075	$825	$0.77	45d	1	0.72mi
1225 Bailey Ave Jackson, MS	2.0	1.0	990	$750	$0.76	45d	1	0.84mi
2157 Ludlow Ave Unit Na Jackson, MS	3.0	2.0	1123	$1,450	$1.29	15d	1	0.87mi
2157 Ludlow Ave Jackson, MS	3.0	2.0	1123	$1,300	$1.16	45d	1	0.87mi
2829 Comfort St Jackson, MS	3.0	1.5	1260	$1,250	$0.99	24d	1	1.49mi
2829 Comfort St Jackson, MS	3.0	2.0	1260	$1,250	$0.99	15d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $29,900 Active 302 DOM
2. 2026-06-17
   days on market $29,900 Active 301 DOM
3. 2026-06-16
   days on market $29,900 Active 300 DOM
4. 2026-06-15
   days on market $29,900 Active 299 DOM
5. 2026-06-14
   days on market $29,900 Active 297 DOM
6. 2026-06-13
   days on market $29,900 Active 296 DOM
7. 2026-06-10
   days on market $29,900 Active 294 DOM
8. 2026-06-09
   days on market $29,900 Active 293 DOM
9. 2026-06-08
   days on market $29,900 Active 292 DOM
10. 2026-06-07
    days on market $29,900 Active 291 DOM
11. 2026-06-05
    days on market $29,900 Active 288 DOM
12. 2026-06-03
    days on market $29,900 Active 287 DOM
13. 2026-06-02
    pricedays on market $29,900 Active 286 DOM
14. 2026-06-01
    days on market $34,900 Active 285 DOM
15. 2026-05-31
    days on market $34,900 Active 284 DOM
16. 2026-05-30
    days on market $34,900 Active 283 DOM
17. 2026-04-30
    price $34,900 270-char remark

    Show marketing remark (270 chars)

    This 3-bedroom, 2-bath home in Jackson features a living room, dining room, kitchen, a welcoming front porch, and a backyard perfect for family gatherings. It also includes a 1-car garage for added convenience. A great opportunity to own a home in a convenient location.

18. 2026-03-27
    price $39,900 270-char remark

    Show marketing remark (270 chars)

    This 3-bedroom, 2-bath home in Jackson features a living room, dining room, kitchen, a welcoming front porch, and a backyard perfect for family gatherings. It also includes a 1-car garage for added convenience. A great opportunity to own a home in a convenient location.

19. 2026-02-20
    price $44,900 270-char remark

    Show marketing remark (270 chars)

    This 3-bedroom, 2-bath home in Jackson features a living room, dining room, kitchen, a welcoming front porch, and a backyard perfect for family gatherings. It also includes a 1-car garage for added convenience. A great opportunity to own a home in a convenient location.

20. 2026-01-21
    price $49,900 270-char remark

    Show marketing remark (270 chars)

    This 3-bedroom, 2-bath home in Jackson features a living room, dining room, kitchen, a welcoming front porch, and a backyard perfect for family gatherings. It also includes a 1-car garage for added convenience. A great opportunity to own a home in a convenient location.

21. 2025-12-16
    price $54,900 270-char remark

    Show marketing remark (270 chars)

    This 3-bedroom, 2-bath home in Jackson features a living room, dining room, kitchen, a welcoming front porch, and a backyard perfect for family gatherings. It also includes a 1-car garage for added convenience. A great opportunity to own a home in a convenient location.

22. 2025-11-14
    price $59,900 270-char remark

    Show marketing remark (270 chars)

    This 3-bedroom, 2-bath home in Jackson features a living room, dining room, kitchen, a welcoming front porch, and a backyard perfect for family gatherings. It also includes a 1-car garage for added convenience. A great opportunity to own a home in a convenient location.

23. 2025-08-20
    listed $60,000 Active 270-char remark

    Show marketing remark (270 chars)

    This 3-bedroom, 2-bath home in Jackson features a living room, dining room, kitchen, a welcoming front porch, and a backyard perfect for family gatherings. It also includes a 1-car garage for added convenience. A great opportunity to own a home in a convenient location.

24. 1985-10-17
    soldstatus
25. 1983-01-21
    soldstatus
26. 1982-12-16
    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: $924 · $77/mo
• Projected year-2 tax: $924 · $77/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: $15,094
• − Mortgage interest: −$1,675
• − Property taxes: −$924
• − Insurance: −$150
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$870
• Taxable income: $9,061
• Est. tax owed @ 24.0%: −$2,175
• After-tax cash flow: $6,794/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
• City population: 140,204
• Population (ZIP): 4,803

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 (94%)
• Race & ethnicity: Black 94% White 4% Two or more races 1%
• Foreign-born: 1%
• 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: ▲ 0.80%
• Current HPI: 130.2184
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-41.8% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $34,900 MLSU
• 2026-03-27 Price Changed $39,900 MLSU
• 2026-02-20 Price Changed $44,900 MLSU
• 2026-01-21 Price Changed $49,900 MLSU
• 2025-12-16 Price Changed $54,900 MLSU
• 2025-11-14 Price Changed $59,900 MLSU
• 2025-08-20 Listed $60,000 MLSU
• 1985-10-17 Sold (Public Records) — Public Records
• 1983-01-21 Sold (Public Records) — Public Records
• 1982-12-16 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $924 · +91.6% YoY. Source: county tax records.