1444 Cherrie Ave · Jackson, MS 39212

$99,900

3 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 48 Days on market

Built 1990 8,276 sqft lot $91/sqft · 19% below area Est $124k · 19% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful home is located on cul de sac in south Jackson. Spacious living area with beautiful brick fireplace. Enjoy the eat in kitchen that overlooks the oversized front yard. The backyard has storage building with great space for those summer barbeques. The bedrooms are spacious with adequate space for accessories. Call your Realtor today for your private tour. This is a FannieMae homepath property.

Key facts

• Attached carport
• Convenient access
• Local schools

Tags

• LAKEVIEW COMMUNITY
• ATTACHED CARPORT
• MATURE TREES
• CONVENIENT ACCESS
• LOCAL SCHOOLS
• SHOPPING

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence (house); One story; 75 x 120 lot dimensions; Zoned for single-family residential
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built (year source: assessor)
• Exterior features: Wood fencing; Front yard; Level lot

Interior

• Kitchen: Dishwasher; Free-standing electric oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Walk-in closet(s); Aluminum-framed windows; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/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: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 9.9% in Jackson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Timberlawn Elementary School (math 5% / reading 11%, grade F, #334 of 375 statewide, top 89%, 353 students, 100% FRL); Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.48% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.24%
• DSCR: 1.99
• GRM: 5.6

CMA / ARV

• ARV (median comp): $123,848
• List price: $99,900
• Delta: -19.34%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1438 Cherrie Ave	0.01mi	3/1.5	1,161 (+6%)	7mo	$94,500	$81	81
1478 Bass Ave	0.21mi	3/2.0	1,036 (-5%)	7mo	$115,000	$111	76
4080 Puckett Rd	0.28mi	2/1.0 (-1)	1,034 (-5%)	18mo	$45,000	$44	54

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: 16.4%
• Equity multiple: 1.67×
• Total profit: $18,695
• Equity at exit: $14,895

10-year hold

• IRR: 25.8%
• Equity multiple: 3.38×
• Total profit: $66,620
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,483 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$88 /mo · $1,052/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $519

Break-even live

Break-even rent $827

Max offer price $99,900

Occupancy floor 60%

Sensitivity live

Price	-10% $575	-5% $547	+0% $519	+5% $490	+10% $462
Rent	-10% $401	-5% $460	+0% $519	+5% $577	+10% $636
Rate	-1.0pp $569	-0.5pp $544	base $519	+0.5pp $493	+1.0pp $466

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1457 Lakeview Ave Jackson, MS	3.0	2.0	1288	$1,426	$1.11	14d	1	0.13mi
1478 Bass Ave Jackson, MS	3.0	2.0	1036	$1,525	$1.47	14d	1	0.16mi
2750 N Siwell Rd Jackson, MS	1.0–2.0	1.0	850	$975	$1.15	14d	1	1.43mi

Listing history 20 events

1. 2026-06-18
   days on market $99,900 Active 48 DOM
2. 2026-06-17
   days on market $99,900 Active 47 DOM
3. 2026-06-16
   days on market $99,900 Active 46 DOM
4. 2026-06-15
   days on market $99,900 Active 45 DOM
5. 2026-06-14
   days on market $99,900 Active 43 DOM
6. 2026-06-13
   statusdays on market $99,900 Active 42 DOM
7. 2026-06-03
   statusdays on market $99,900 Pending 41 DOM
8. 2026-06-02
   days on market $99,900 Active 40 DOM
9. 2026-06-01
   days on market $99,900 Active 39 DOM
10. 2026-05-31
    days on market $99,900 Active 38 DOM
11. 2026-05-30
    days on market $99,900 Active 37 DOM
12. 2026-04-23
    listed $99,900 Active 623-char remark
13. 2014-12-23
    soldstatus 409-char remark

    Show marketing remark (409 chars)

    This beautiful home is located on cul de sac in south Jackson. Spacious living area with beautiful brick fireplace. Enjoy the eat in kitchen that overlooks the oversized front yard. The backyard has storage building with great space for those summer barbeques. The bedrooms are spacious with adequate space for accessories. Call your Realtor today for your private tour. This is a FannieMae homepath property.

14. 2014-09-22
    listed $38,000 409-char remark

    Show marketing remark (409 chars)

    This beautiful home is located on cul de sac in south Jackson. Spacious living area with beautiful brick fireplace. Enjoy the eat in kitchen that overlooks the oversized front yard. The backyard has storage building with great space for those summer barbeques. The bedrooms are spacious with adequate space for accessories. Call your Realtor today for your private tour. This is a FannieMae homepath property.

15. 2014-08-13
    soldstatus
16. 2007-03-16
    soldstatus
17. 1999-11-24
    soldstatus
18. 1998-08-27
    soldstatus
19. 1998-02-17
    soldstatus
20. 1991-04-18
    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: $1,052 · $88/mo
• Projected year-2 tax: $1,052 · $88/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 · 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: $17,798
• − Mortgage interest: −$5,596
• − Property taxes: −$1,052
• − Insurance: −$500
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$2,906
• Taxable income: $4,897
• Est. tax owed @ 24.0%: −$1,175
• After-tax cash flow: $5,047/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

+162.9% since first listed

11 events — show timeline

• 2026-06-12 Relisted — MLSU
• 2026-06-03 Pending — MLSU
• 2026-04-23 Listed $99,900 MLSU
• 2014-12-23 Sold (MLS) — MLSU
• 2014-09-22 Listed $38,000 MLSU
• 2014-08-13 Sold (Public Records) — Public Records
• 2007-03-16 Sold (Public Records) — Public Records
• 1999-11-24 Sold (Public Records) — Public Records
• 1998-08-27 Sold (Public Records) — Public Records
• 1998-02-17 Sold (Public Records) — Public Records
• 1991-04-18 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,052 · +3.8% YoY. Source: county tax records.