2716 Rutledge Ave · Jackson, MS 39213

$99,500

3 bd · 1.0 ba · 1,493 sqft · SingleFamily public records · 306 Days on market

Built 1969 0.25 ac lot $67/sqft · 54% above area

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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 +25.4/30.0
• Appreciation +10.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

Welcome to this remodeled home in the Greenfields subdivision. This is a great home for a first time home buyer or a great investment for a rental property. HOME BEING SOLD AS IS!!! Call your favorite realtor today for a showing .Seller is open to owner financing and a lease to own option. NEW UPDATED PICS!!!!

Key facts

• 0.25 acre lot
• Built 1969
• Listed 305 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (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: Dawson Elementary School (math 8% / reading 17%, grade F, #296 of 375 statewide, top 82%, 192 students, 100% FRL); Brinkley Middle School (math 8% / reading 8%, grade F, #165 of 179 statewide, top 93%, 354 students, 100% FRL); Lanier High School (math 3% / reading 2%, grade F, #197 of 197 statewide, top 100%, 603 students, 100% FRL).
• Market conditions: 81 active listings in the ZIP; 6 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 $1,127/mo this rent would consume 46% of the median local household income ($30k/yr) (locally 1138% 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 $11k of equity ($688 loan paydown + $10k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 306 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $6k (5%) 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.
• Climate carrying-cost: severe flood risk; 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 $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 306 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 1969 — 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: 1.13% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.82%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (median comp): $64,561
• List price: $99,500
• Delta: 54.12%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4021 N Wabash St	0.58mi	3/1.0	1,340 (-10%)	4mo	$58,000	$43	53
3735 California Ave	0.42mi	4/2.5 (+1)	1,584 (+6%)	13mo	$68,000	$43	48
3549 Hollywood Ave	0.43mi	4/2.0 (+1)	1,339 (-10%)	8mo	$20,000	$15	47
3822 N Wabash St	0.51mi	3/2.0	1,411 (-6%)	20mo	$63,000	$45	47
2255 W Ridgeway St	0.38mi	4/2.0 (+1)	1,352 (-9%)	18mo	$85,000	$63	42
2340 Queensroad Ave	0.68mi	3/2.0	1,645 (+10%)	11mo	$101,000	$61	38

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: 29.4%
• Equity multiple: 3.32×
• Total profit: $64,521
• Equity at exit: $89,637

10-year hold

• IRR: 25.5%
• Equity multiple: 7.53×
• Total profit: $181,996
• Equity at exit: $193,307

Cash invested: $27,860 (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 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,127 high
• Mortgage (P&I): −$522
• Tax from tax record: −$99 /mo · $1,186/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $162

Break-even live

Break-even rent $922

Max offer price $99,500

Occupancy floor 81%

Sensitivity live

Price	-10% $218	-5% $190	+0% $162	+5% $133	+10% $105
Rent	-10% $73	-5% $117	+0% $162	+5% $206	+10% $251
Rate	-1.0pp $212	-0.5pp $187	base $162	+0.5pp $136	+1.0pp $110

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2475 Greenfield Ave Jackson, MS	2.0	1.5	1000	$800	$0.80	45d	1	0.23mi
3625 Liberty St Jackson, MS	3.0	1.0	1056	$1,190	$1.13	15d	1	0.36mi
3434 Midlawn Ave Jackson, MS	4.0	2.0	1188	$1,200	$1.01	22d	1	0.60mi
3444 Martin Luther King Jr Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	45d	1	0.69mi
2829 Comfort St Jackson, MS	3.0	2.0	1260	$1,250	$0.99	15d	1	0.91mi
2829 Comfort St Jackson, MS	3.0	1.5	1260	$1,250	$0.99	25d	1	0.91mi

Listing history 37 events

1. 2026-06-08
   days on market $99,500 Active 306 DOM
2. 2026-06-07
   days on market $99,500 Active 305 DOM
3. 2026-06-05
   days on market $99,500 Active 302 DOM
4. 2026-06-03
   days on market $99,500 Active 301 DOM
5. 2026-06-02
   days on market $99,500 Active 300 DOM
6. 2026-06-01
   days on market $99,500 Active 299 DOM
7. 2026-05-31
   days on market $99,500 Active 298 DOM
8. 2026-05-30
   days on market $99,500 Active 297 DOM
9. 2026-03-10
   status Active 311-char remark

   Show marketing remark (311 chars)

   Welcome to this remodeled home in the Greenfields subdivision. This is a great home for a first time home buyer or a great investment for a rental property. HOME BEING SOLD AS IS!!! Call your favorite realtor today for a showing .Seller is open to owner financing and a lease to own option. NEW UPDATED PICS!!!!

10. 2026-03-06
    status Pending 311-char remark

    Show marketing remark (311 chars)

    Welcome to this remodeled home in the Greenfields subdivision. This is a great home for a first time home buyer or a great investment for a rental property. HOME BEING SOLD AS IS!!! Call your favorite realtor today for a showing .Seller is open to owner financing and a lease to own option. NEW UPDATED PICS!!!!

11. 2026-02-04
    status Active 311-char remark

    Show marketing remark (311 chars)

    Welcome to this remodeled home in the Greenfields subdivision. This is a great home for a first time home buyer or a great investment for a rental property. HOME BEING SOLD AS IS!!! Call your favorite realtor today for a showing .Seller is open to owner financing and a lease to own option. NEW UPDATED PICS!!!!

12. 2026-01-26
    status Pending 311-char remark

    Show marketing remark (311 chars)

    Welcome to this remodeled home in the Greenfields subdivision. This is a great home for a first time home buyer or a great investment for a rental property. HOME BEING SOLD AS IS!!! Call your favorite realtor today for a showing .Seller is open to owner financing and a lease to own option. NEW UPDATED PICS!!!!

13. 2025-12-16
    status Active 311-char remark

    Show marketing remark (311 chars)

    Welcome to this remodeled home in the Greenfields subdivision. This is a great home for a first time home buyer or a great investment for a rental property. HOME BEING SOLD AS IS!!! Call your favorite realtor today for a showing .Seller is open to owner financing and a lease to own option. NEW UPDATED PICS!!!!

14. 2025-11-23
    status Pending 311-char remark

    Show marketing remark (311 chars)

    Welcome to this remodeled home in the Greenfields subdivision. This is a great home for a first time home buyer or a great investment for a rental property. HOME BEING SOLD AS IS!!! Call your favorite realtor today for a showing .Seller is open to owner financing and a lease to own option. NEW UPDATED PICS!!!!

15. 2025-08-12
    price $99,500 311-char remark

    Show marketing remark (311 chars)

    Welcome to this remodeled home in the Greenfields subdivision. This is a great home for a first time home buyer or a great investment for a rental property. HOME BEING SOLD AS IS!!! Call your favorite realtor today for a showing .Seller is open to owner financing and a lease to own option. NEW UPDATED PICS!!!!

16. 2025-07-11
    price $104,500 311-char remark

    Show marketing remark (311 chars)

    Welcome to this remodeled home in the Greenfields subdivision. This is a great home for a first time home buyer or a great investment for a rental property. HOME BEING SOLD AS IS!!! Call your favorite realtor today for a showing .Seller is open to owner financing and a lease to own option. NEW UPDATED PICS!!!!

17. 2025-06-30
    listed $105,000 Active 311-char remark

    Show marketing remark (311 chars)

    Welcome to this remodeled home in the Greenfields subdivision. This is a great home for a first time home buyer or a great investment for a rental property. HOME BEING SOLD AS IS!!! Call your favorite realtor today for a showing .Seller is open to owner financing and a lease to own option. NEW UPDATED PICS!!!!

18. 2025-06-18
    historical
19. 2025-05-09
    price $119,950
20. 2025-03-30
    listed $125,000 Active
21. 2024-06-14
    soldstatus
22. 2023-11-17
    soldstatus Closed
23. 2023-11-08
    soldstatus
24. 2023-10-25
    status Pending
25. 2023-10-10
    price $19,900
26. 2023-09-27
    price $26,900
27. 2023-09-15
    listed $27,300 Active
28. 2023-08-21
    historical
29. 2023-08-14
    price $32,800
30. 2023-07-17
    price $34,500
31. 2023-07-17
    status Active
32. 2023-07-14
    historical
33. 2023-06-16
    price $36,300
34. 2023-05-19
    status Active
35. 2023-05-18
    historical
36. 2023-05-18
    listed $38,160
37. 1969-08-01
    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: $1,186 · $99/mo
• Projected year-2 tax: $1,186 · $99/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) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $13,520
• − Mortgage interest: −$5,574
• − Property taxes: −$1,186
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$2,895
• Taxable income: $408
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $1,841/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): 18,691
• Household income: $29,541
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1138.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 0% · 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: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+160.7% since first listed

29 events — show timeline

• 2026-03-10 Relisted — MLSU
• 2026-03-06 Pending — MLSU
• 2026-02-04 Relisted — MLSU
• 2026-01-26 Pending — MLSU
• 2025-12-16 Relisted — MLSU
• 2025-11-23 Pending — MLSU
• 2025-08-12 Price Changed $99,500 MLSU
• 2025-07-11 Price Changed $104,500 MLSU
• 2025-06-30 Listed $105,000 MLSU
• 2025-06-18 Listing Removed — MLSU
• 2025-05-09 Price Changed $119,950 MLSU
• 2025-03-30 Listed $125,000 MLSU
• 2024-06-14 Sold (Public Records) — Public Records
• 2023-11-17 Sold (MLS) — MLSU
• 2023-11-08 Sold (Public Records) — Public Records
• 2023-10-25 Pending — MLSU
• 2023-10-10 Price Changed $19,900 MLSU
• 2023-09-27 Price Changed $26,900 MLSU
• 2023-09-15 Listed $27,300 MLSU
• 2023-08-21 Listing Removed — MLSU
• 2023-08-14 Price Changed $32,800 MLSU
• 2023-07-17 Price Changed $34,500 MLSU
• 2023-07-17 Relisted — MLSU
• 2023-07-14 Listing Removed — MLSU
• 2023-06-16 Price Changed $36,300 MLSU
• 2023-05-19 Relisted — MLSU
• 2023-05-18 Listed $38,160 MLSU
• 2023-05-18 Listing Removed — MLSU
• 1969-08-01 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,186 · +2.2% YoY. Source: county tax records.