5146 Andover Dr · Jackson, MS 39209

$76,000

3 bd · 2.0 ba · 1,526 sqft · SingleFamily public records · 7 Days on market

Built 1959 9,147 sqft lot $50/sqft · 46% above area Est $56k · 36% over

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

Listing remarks MLS

This is a well kept home. Come see for yourself!! It is loaded with color and charm.. 1 bedroom suite, 2 bedrooms that share a full bath, a half bath, den with gas log fireplace and more ..

Key facts

• 9,147 sq ft lot
• Parking
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Cap rate 13.1% 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: 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: 165 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 41% 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 $8k of equity ($525 loan paydown + $8k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $24k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $76,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.62% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.28%
• DSCR: 2.08
• GRM: 5.1

CMA / ARV

• ARV (median comp): $55,893
• List price: $76,000
• Delta: 54.76%
• 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
5219 Queen Eleanor Ln	0.31mi	3/2.0	1,424 (-7%)	2mo	$108,500	$76	73
5151 Ginger Dr	0.22mi	3/2.0	1,400 (-8%)	8mo	$95,000	$68	69
216 Meadowview St	0.22mi	3/1.0	1,352 (-11%)	2mo	$44,700	$33	65
5270 Mattox St	0.49mi	4/1.5 (+1)	1,499 (-2%)	11mo	$117,900	$79	58
5113 Queen Eleanor Ln	0.15mi	4/2.0 (+1)	1,674 (+10%)	19mo	$114,000	$68	56
5554 Clinton Blvd	0.75mi	3/2.0	1,537 (+1%)	13mo	$199,900	$130	53
344 Queen Margaret Ln	0.58mi	3/2.0	1,300 (-15%)	1mo	$74,900	$58	48
243 Queen Anne Ln	0.57mi	3/2.0	1,647 (+8%)	15mo	$43,900	$27	47
131 Queen Joanna Ln	0.70mi	3/2.0	1,376 (-10%)	6mo	$68,000	$49	46
120 Queen Joanna Ln	0.68mi	3/2.0	1,700 (+11%)	11mo	$84,900	$50	40
237 Queen Anne Ln	0.57mi	3/1.5	1,300 (-15%)	8mo	$44,500	$34	40
338 Queen Julianna Ln	0.45mi	4/1.5 (+1)	1,336 (-12%)	17mo	$69,900	$52	37

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: 42.6%
• Equity multiple: 4.24×
• Total profit: $68,850
• Equity at exit: $68,467

10-year hold

• IRR: 36.8%
• Equity multiple: 9.52×
• Total profit: $181,240
• Equity at exit: $147,651

Cash invested: $21,280 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$399
• Tax from tax record: −$113 /mo · $1,355/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $431

Break-even live

Break-even rent $687

Max offer price $76,000

Occupancy floor 60%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5301 Queen Mary Ln Jackson, MS	4.0	2.0	1100	$1,338	$1.22	14d	1	0.23mi
127 Barbara Ave Jackson, MS	3.0	1.0	1584	$850	$0.54	21d	1	0.67mi
5629 Queen Mary Ln Jackson, MS	3.0	2.0	1272	$1,395	$1.10	14d	1	0.74mi

Listing history 20 events

1. 2026-06-18
   days on market $76,000 Active 7 DOM
2. 2026-06-17
   days on market $76,000 Active 6 DOM
3. 2026-06-16
   days on market $76,000 Active 5 DOM
4. 2026-06-15
   days on market $76,000 Active 4 DOM
5. 2026-06-14
   days on market $76,000 Active 2 DOM
6. 2026-06-13
   pricestatusdays on marketlisting id $76,000 Active 1 DOM
7. 2026-05-04
   historical
8. 2026-04-23
   price $86,500
9. 2026-02-07
   price $88,500
10. 2025-11-04
    listed $99,500 Active
11. 2025-02-14
    historical $1,200
12. 2025-02-01
    listed $1,200
13. 2025-01-19
    historical $1,200
14. 2024-12-12
    listed $1,200
15. 2024-10-07
    soldstatus Closed 189-char remark

    Show marketing remark (189 chars)

    This is a well kept home. Come see for yourself!! It is loaded with color and charm.. 1 bedroom suite, 2 bedrooms that share a full bath, a half bath, den with gas log fireplace and more ..

16. 2024-10-07
    soldstatus

    Show marketing remark (189 chars)

    This is a well kept home. Come see for yourself!! It is loaded with color and charm.. 1 bedroom suite, 2 bedrooms that share a full bath, a half bath, den with gas log fireplace and more ..

17. 2024-09-25
    status Pending 189-char remark

    Show marketing remark (189 chars)

    This is a well kept home. Come see for yourself!! It is loaded with color and charm.. 1 bedroom suite, 2 bedrooms that share a full bath, a half bath, den with gas log fireplace and more ..

18. 2024-09-17
    listed $85,000 Active 189-char remark

    Show marketing remark (189 chars)

    This is a well kept home. Come see for yourself!! It is loaded with color and charm.. 1 bedroom suite, 2 bedrooms that share a full bath, a half bath, den with gas log fireplace and more ..

19. 1986-08-15
    soldstatus
20. 1980-11-05
    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: $1,355 · $113/mo
• Projected year-2 tax: $1,355 · $113/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 ≥109°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: $14,791
• − Mortgage interest: −$4,257
• − Property taxes: −$1,355
• − Insurance: −$380
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$2,211
• Taxable income: $4,222
• Est. tax owed @ 24.0%: −$1,013
• After-tax cash flow: $4,155/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

+1.8% since first listed

14 events — show timeline

• 2026-05-04 Listing Removed — MLSU
• 2026-04-23 Price Changed $86,500 MLSU
• 2026-02-07 Price Changed $88,500 MLSU
• 2025-11-04 Listed $99,500 MLSU
• 2025-02-14 Rental Removed $1,200 BUILDIUM
• 2025-02-01 Listed for Rent $1,200 BUILDIUM
• 2025-01-19 Rental Removed $1,200 BUILDIUM
• 2024-12-12 Listed for Rent $1,200 BUILDIUM
• 2024-10-07 Sold (Public Records) — Public Records
• 2024-10-07 Sold (MLS) — MLSU
• 2024-09-25 Pending — MLSU
• 2024-09-17 Listed $85,000 MLSU
• 1986-08-15 Sold (Public Records) — Public Records
• 1980-11-05 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,355 · +101.3% YoY. Source: county tax records.