2815 Tara Rd · Jackson, MS 39212

$49,900

3 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 134 Days on market

Built 1958 0.30 ac lot $36/sqft · 16% above area Est $43k · 16% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2815 Tara Road, a charming 3-bedroom, 2-bath, single-story home located in the heart of Jackson. This inviting property offers a comfortable and practical layout ideal for first-time buyers, downsizers, or investors. Ready for your personal touch—choose your paint, flooring, and finishes to create a space that reflects your style. The home features a spacious living area with great natural light, a functional kitchen with ample cabinet space, and a cozy dining area perfect for everyday meals. The primary bedroom includes its own private bath, while the additional bedrooms are well-sized and versatile for family, guests, or a home office. Enjoy easy, one-level living with a manageable yard that offers space for outdoor activities, gardening, or relaxing. Conveniently located near schools, shopping, dining, and major roadways, this home provides both comfort and accessibility. A great opportunity to own a solid home with plenty of potential.

Key facts

• Functional kitchen
• Cozy dining area
• Manageable yard

Tags

• SPACIOUS LIVING AREA
• FUNCTIONAL KITCHEN
• AMPLE CABINET SPACE
• COZY DINING AREA
• MANAGEABLE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.2% 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 fast (+4.2%/yr); 302 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 30% 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1958 — 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: 2.54% ✓
• Cap rate: 22.25%
• Cash-on-cash: 56.98%
• DSCR: 3.54
• GRM: 3.3

CMA / ARV

• ARV (median comp): $43,151
• List price: $49,900
• Delta: 15.64%
• 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
2646 Revere St	0.14mi	3/1.0	1,360 (-1%)	0mo	$30,000	$22	87
2813 Marydale Dr	0.24mi	3/1.5	1,500 (+9%)	2mo	$34,999	$23	70
931 Stuart St	0.57mi	3/2.0	1,363 (-1%)	3mo	$32,500	$24	70
920 Woody Dr	0.58mi	3/2.0	1,468 (+7%)	2mo	$59,000	$40	60
3148 Sylvester Dr	0.60mi	4/2.0 (+1)	1,440 (+5%)	1mo	$59,500	$41	59
2566 Mcdowell Cir	0.37mi	3/1.5	1,204 (-12%)	3mo	$35,000	$29	58
677 Woody Dr	0.60mi	3/2.0	1,248 (-9%)	2mo	$70,000	$56	55
2805 Engleside Dr	0.46mi	3/1.0	1,200 (-13%)	0mo	$54,200	$45	53
1636 Smallwood St	0.66mi	2/1.0 (-1)	1,432 (+4%)	1mo	$17,000	$12	53
2716 Woodside Dr	0.50mi	3/1.5	1,184 (-14%)	0mo	$54,900	$46	51
1340 Woody Dr	0.75mi	3/1.0	1,208 (-12%)	1mo	$59,900	$50	40
2971 Kentwood Dr	0.75mi	4/2.0 (+1)	1,532 (+11%)	3mo	$59,900	$39	39

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: 56.8%
• Equity multiple: 3.56×
• Total profit: $35,777
• Equity at exit: $7,440

10-year hold

• IRR: 62.2%
• Equity multiple: 7.61×
• Total profit: $92,321
• Equity at exit: $4,314

Cash invested: $13,972 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,269 high
• Mortgage (P&I): −$262
• Tax from tax record: −$57 /mo · $682/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $663

Break-even live

Break-even rent $430

Max offer price $49,900

Occupancy floor 43%

Sensitivity live

Price	-10% $692	-5% $678	+0% $663	+5% $649	+10% $635
Rent	-10% $563	-5% $613	+0% $663	+5% $714	+10% $764
Rate	-1.0pp $689	-0.5pp $676	base $663	+0.5pp $651	+1.0pp $637

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	14d	1	0.10mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	0.17mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	0.28mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	0.30mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	0.30mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	0.32mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	44d	1	0.42mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	0.44mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	0.44mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	0.45mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	24d	1	0.49mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	0.49mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	0.53mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	0.53mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	24d	1	0.55mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	14d	1	0.55mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	24d	1	0.58mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	0.59mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	0.59mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	0.63mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	0.63mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	0.63mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	24d	1	0.68mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	0.70mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	0.70mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	0.71mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	24d	1	0.74mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	44d	1	0.78mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	0.78mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	24d	1	0.83mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	14d	1	0.86mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	44d	1	0.86mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	24d	1	0.94mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	14d	1	0.94mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	0.95mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	24d	1	0.98mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	1.01mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	1.05mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	44d	1	1.09mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	44d	1	1.11mi

Listing history 29 events

1. 2026-06-18
   days on market $49,900 Active 134 DOM
2. 2026-06-17
   days on market $49,900 Active 133 DOM
3. 2026-06-16
   days on market $49,900 Active 132 DOM
4. 2026-06-15
   days on market $49,900 Active 131 DOM
5. 2026-06-14
   days on market $49,900 Active 129 DOM
6. 2026-06-13
   days on market $49,900 Active 128 DOM
7. 2026-06-10
   days on market $49,900 Active 126 DOM
8. 2026-06-09
   days on market $49,900 Active 125 DOM
9. 2026-06-08
   days on market $49,900 Active 124 DOM
10. 2026-06-07
    days on market $49,900 Active 123 DOM
11. 2026-06-05
    days on market $49,900 Active 120 DOM
12. 2026-06-03
    days on market $49,900 Active 119 DOM
13. 2026-06-02
    days on market $49,900 Active 118 DOM
14. 2026-06-01
    days on market $49,900 Active 117 DOM
15. 2026-05-31
    days on market $49,900 Active 116 DOM
16. 2026-05-30
    days on market $49,900 Active 115 DOM
17. 2026-03-10
    price $49,900 976-char remark

    Show marketing remark (976 chars)

    Welcome to 2815 Tara Road, a charming 3-bedroom, 2-bath, single-story home located in the heart of Jackson. This inviting property offers a comfortable and practical layout ideal for first-time buyers, downsizers, or investors. Ready for your personal touch—choose your paint, flooring, and finishes to create a space that reflects your style. The home features a spacious living area with great natural light, a functional kitchen with ample cabinet space, and a cozy dining area perfect for everyday meals. The primary bedroom includes its own private bath, while the additional bedrooms are well-sized and versatile for family, guests, or a home office. Enjoy easy, one-level living with a manageable yard that offers space for outdoor activities, gardening, or relaxing. Conveniently located near schools, shopping, dining, and major roadways, this home provides both comfort and accessibility. A great opportunity to own a solid home with plenty of potential.

18. 2026-02-04
    listed $54,900 Active 976-char remark

    Show marketing remark (976 chars)

    Welcome to 2815 Tara Road, a charming 3-bedroom, 2-bath, single-story home located in the heart of Jackson. This inviting property offers a comfortable and practical layout ideal for first-time buyers, downsizers, or investors. Ready for your personal touch—choose your paint, flooring, and finishes to create a space that reflects your style. The home features a spacious living area with great natural light, a functional kitchen with ample cabinet space, and a cozy dining area perfect for everyday meals. The primary bedroom includes its own private bath, while the additional bedrooms are well-sized and versatile for family, guests, or a home office. Enjoy easy, one-level living with a manageable yard that offers space for outdoor activities, gardening, or relaxing. Conveniently located near schools, shopping, dining, and major roadways, this home provides both comfort and accessibility. A great opportunity to own a solid home with plenty of potential.

19. 2025-12-28
    historical
20. 2025-11-16
    price $59,900
21. 2025-09-23
    listed $69,900 Active
22. 2020-12-10
    soldstatus
23. 2013-03-26
    soldstatus
24. 2013-03-26
    soldstatus
25. 2013-03-26
    soldstatus
26. 2012-10-25
    listed $9,900
27. 2012-07-17
    soldstatus
28. 2004-04-13
    soldstatus
29. 1966-06-21
    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: $682 · $57/mo
• Projected year-2 tax: $682 · $57/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 6/10 Major 6 d/yr ≥108°F today · 17 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: $15,232
• − Mortgage interest: −$2,795
• − Property taxes: −$682
• − Insurance: −$250
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$1,452
• Taxable income: $7,617
• Est. tax owed @ 24.0%: −$1,828
• After-tax cash flow: $6,134/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

+404.0% since first listed

13 events — show timeline

• 2026-03-10 Price Changed $49,900 MLSU
• 2026-02-04 Listed $54,900 MLSU
• 2025-12-28 Listing Removed — MLSU
• 2025-11-16 Price Changed $59,900 MLSU
• 2025-09-23 Listed $69,900 MLSU
• 2020-12-10 Sold (Public Records) — Public Records
• 2013-03-26 Sold (Public Records) — Public Records
• 2013-03-26 Sold (Public Records) — Public Records
• 2013-03-26 Sold (MLS) — MLSU
• 2012-10-25 Listed $9,900 MLSU
• 2012-07-17 Sold (Public Records) — Public Records
• 2004-04-13 Sold (Public Records) — Public Records
• 1966-06-21 Sold (Public Records) — Public Records

Property tax history

-4.0%/yr

Latest (2025): $682 · +3.7% YoY. Source: county tax records.