122 Green Harbor Dr · Jackson, MS 39206

$84,900

4 bd · 2.0 ba · 1,715 sqft · SingleFamily public records · 79 Days on market

Built 1968 0.31 ac lot $50/sqft · 50% below area Est $169k · 50% under ↓ 12% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Auction dates - 5/17/26 - 5/19/26. Selling As-Is. ***This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

Key facts

• 0.31 acre lot
• 2 garage spots
• Built 1968

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 44% of the median local income ($43k/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 $587 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 + 2.8% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.84% ✓
• Cap rate: 16.40%
• Cash-on-cash: 36.11%
• DSCR: 2.61
• GRM: 4.5

CMA / ARV

• ARV (median comp): $168,649
• List price: $84,900
• Delta: -49.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Lake Of Pines Dr	0.26mi	3/2.0 (-1)	1,710 (-0%)	3mo	$205,000	$120	80
102 Pine Island Dr	0.07mi	3/2.0 (-1)	1,565 (-9%)	3mo	$170,000	$109	75
225 Somerset Dr	0.49mi	4/2.0	1,651 (-4%)	8mo	$190,000	$115	64
115 Pine Island Dr	0.09mi	3/2.0 (-1)	1,508 (-12%)	9mo	$137,500	$91	63
4560 Kirkley Cir	0.50mi	4/2.5	1,585 (-8%)	4mo	$139,900	$88	59
324 Lake Of Pines Drive Dr	0.16mi	3/2.0 (-1)	1,891 (+10%)	18mo	$180,000	$95	55
4692 Nordell Dr	0.43mi	4/2.0	1,496 (-13%)	5mo	$158,000	$106	54
4678 Nisqually Rd	0.42mi	4/2.0	1,916 (+12%)	11mo	$190,000	$99	52
4688 Nordell Dr	0.45mi	3/2.0 (-1)	1,605 (-6%)	15mo	$148,900	$93	51
729 Heather Ln	0.58mi	3/1.0 (-1)	1,570 (-8%)	6mo	$70,000	$45	45
135 Bedford Ln	0.57mi	3/2.0 (-1)	1,864 (+9%)	12mo	$174,000	$93	44
965 Witsell Rd	0.53mi	3/1.5 (-1)	1,476 (-14%)	16mo	$69,900	$47	32

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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 2.33×
• Total profit: $31,512
• Equity at exit: $12,659

10-year hold

• IRR: 38.7%
• Equity multiple: 4.57×
• Total profit: $84,931
• Equity at exit: $7,341

Cash invested: $23,772 (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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,558 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $715

Break-even live

Break-even rent $653

Max offer price $84,900

Occupancy floor 49%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
963 Pine Lake Dr Jackson, MS	3.0	1.5	1196	$1,050	$0.88	43d	1	0.43mi
612 Heather Ln Jackson, MS	4.0	2.0	1642	$1,675	$1.02	23d	1	0.78mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	43d	1	0.80mi

Listing history 26 events

1. 2026-06-18
   days on market $84,900 Active 79 DOM
2. 2026-06-17
   days on market $84,900 Active 78 DOM
3. 2026-06-16
   days on market $84,900 Active 77 DOM
4. 2026-06-15
   days on market $84,900 Active 76 DOM
5. 2026-06-14
   days on market $84,900 Active 74 DOM
6. 2026-06-13
   days on market $84,900 Active 73 DOM
7. 2026-06-10
   days on market $84,900 Active 71 DOM
8. 2026-06-09
   days on market $84,900 Active 70 DOM
9. 2026-06-08
   days on market $84,900 Active 69 DOM
10. 2026-06-07
    days on market $84,900 Active 68 DOM
11. 2026-06-05
    pricedays on market $84,900 Active 65 DOM
12. 2026-06-03
    days on market $94,900 Active 64 DOM
13. 2026-06-02
    days on market $94,900 Active 63 DOM
14. 2026-06-01
    days on market $94,900 Active 62 DOM
15. 2026-05-31
    days on market $94,900 Active 61 DOM
16. 2026-05-30
    days on market $94,900 Active 60 DOM
17. 2026-03-31
    listed $94,900 Active 367-char remark

    Show marketing remark (367 chars)

    Auction dates - 5/17/26 - 5/19/26. Selling As-Is. ***This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

18. 2021-10-08
    historical
19. 2021-10-08
    historical
20. 2008-08-18
    listed $85,000
21. 2006-08-23
    soldstatus
22. 2006-08-23
    soldstatus
23. 2006-04-08
    listed $124,000
24. 2005-06-27
    listed $108,000
25. 1991-10-08
    soldstatus
26. 1978-11-23
    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: $420 · $35/mo
• Projected year-2 tax: $671 · $56/mo
• Expected delta: +$251/yr (+$21/mo · 59.7%)

ⓘ 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 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,697
• − Mortgage interest: −$4,756
• − Property taxes: −$420
• − Insurance: −$424
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$2,470
• Taxable income: $7,635
• Est. tax owed @ 24.0%: −$1,832
• After-tax cash flow: $6,751/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-12.1% since first listed

10 events — show timeline

• 2026-03-31 Listed $94,900 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2008-08-18 Listed $85,000 MLSU
• 2006-08-23 Sold (Public Records) — Public Records
• 2006-08-23 Sold (MLS) — MLSU
• 2006-04-08 Listed $124,000 MLSU
• 2005-06-27 Listed $108,000 MLSU
• 1991-10-08 Sold (Public Records) — Public Records
• 1978-11-23 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $420 · +10.8% YoY. Source: county tax records.