1020 Capri Cir · Jackson, MS 39209

$47,500

4 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 705 Days on market

Built 1955 0.31 ac lot $28/sqft · 26% below area Est $64k · 26% under ↓ 17% since listing

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Why this score? — see what drove the A- 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
• 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

Listing remarks MLS

This property is great for an investor to fix and flip or for use as an investment property. Needs a little TLC and is priced accordingly. However, the seller is willing to have the home renovated to FHA standards upon receiving and entering into a contract with an increased price above the current list price, that is sufficient to cover the cost of the renovation.

Key facts

• Fix and flip
• Investment property
• 0.31 acre lot

Tags

• INVESTMENT PROPERTY
• FIX AND FLIP

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.8% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5k of equity ($328 loan paydown + $5k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 705 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $18k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $41,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 705 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.62% ✓
• Cap rate: 21.75%
• Cash-on-cash: 55.21%
• DSCR: 3.46
• GRM: 3.2

CMA / ARV

• ARV (median comp): $64,215
• List price: $47,500
• Delta: -26.03%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 68.1%
• Equity multiple: 5.88×
• Total profit: $64,887
• Equity at exit: $42,792

10-year hold

• IRR: 61.8%
• Equity multiple: 13.07×
• Total profit: $160,523
• Equity at exit: $92,282

Cash invested: $13,300 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,244 high
• Mortgage (P&I): −$249
• Tax from tax record: −$102 /mo · $1,223/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $612

Break-even live

Break-even rent $469

Max offer price $47,500

Occupancy floor 46%

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Barbara Ave Jackson, MS	3.0	1.0	1584	$850	$0.54	21d	1	0.94mi
5501 US-80 Jackson, MS	3.0	2.0	1349	$1,231	$0.91	14d	1	1.04mi
5501 US-80 Jackson, MS	3.0	2.0	1349	$1,231	$0.91	44d	1	1.04mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	23d	1	1.23mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	44d	1	1.23mi
5551 Shaw Rd Jackson, MS	1.0–3.0	1.0–2.0	1153	$1,225	$1.06	14d	8	1.46mi

Listing history 13 events

1. 2025-10-18
   price $47,500 367-char remark

   Show marketing remark (367 chars)

   This property is great for an investor to fix and flip or for use as an investment property. Needs a little TLC and is priced accordingly. However, the seller is willing to have the home renovated to FHA standards upon receiving and entering into a contract with an increased price above the current list price, that is sufficient to cover the cost of the renovation.

2. 2025-09-24
   price $50,000 367-char remark

   Show marketing remark (367 chars)

   This property is great for an investor to fix and flip or for use as an investment property. Needs a little TLC and is priced accordingly. However, the seller is willing to have the home renovated to FHA standards upon receiving and entering into a contract with an increased price above the current list price, that is sufficient to cover the cost of the renovation.

3. 2025-02-05
   price $55,000 367-char remark

   Show marketing remark (367 chars)

   This property is great for an investor to fix and flip or for use as an investment property. Needs a little TLC and is priced accordingly. However, the seller is willing to have the home renovated to FHA standards upon receiving and entering into a contract with an increased price above the current list price, that is sufficient to cover the cost of the renovation.

4. 2025-01-14
   price $58,000 367-char remark

   Show marketing remark (367 chars)

   This property is great for an investor to fix and flip or for use as an investment property. Needs a little TLC and is priced accordingly. However, the seller is willing to have the home renovated to FHA standards upon receiving and entering into a contract with an increased price above the current list price, that is sufficient to cover the cost of the renovation.

5. 2024-07-26
   price $60,000 367-char remark

   Show marketing remark (367 chars)

   This property is great for an investor to fix and flip or for use as an investment property. Needs a little TLC and is priced accordingly. However, the seller is willing to have the home renovated to FHA standards upon receiving and entering into a contract with an increased price above the current list price, that is sufficient to cover the cost of the renovation.

6. 2024-07-02
   status Active 367-char remark

   Show marketing remark (367 chars)

   This property is great for an investor to fix and flip or for use as an investment property. Needs a little TLC and is priced accordingly. However, the seller is willing to have the home renovated to FHA standards upon receiving and entering into a contract with an increased price above the current list price, that is sufficient to cover the cost of the renovation.

7. 2024-07-02
   status Pending 367-char remark

   Show marketing remark (367 chars)

   This property is great for an investor to fix and flip or for use as an investment property. Needs a little TLC and is priced accordingly. However, the seller is willing to have the home renovated to FHA standards upon receiving and entering into a contract with an increased price above the current list price, that is sufficient to cover the cost of the renovation.

8. 2024-06-21
   listed $65,000 Active 367-char remark

   Show marketing remark (367 chars)

   This property is great for an investor to fix and flip or for use as an investment property. Needs a little TLC and is priced accordingly. However, the seller is willing to have the home renovated to FHA standards upon receiving and entering into a contract with an increased price above the current list price, that is sufficient to cover the cost of the renovation.

9. 2021-12-02
   historical
10. 2019-03-21
    listed $57,000 Active
11. 2003-10-28
    soldstatus
12. 1978-11-22
    soldstatus
13. 1960-05-27
    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: $1,223 · $102/mo
• Projected year-2 tax: $1,223 · $102/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 3/10 Moderate
• 🌡 Heat 6/10 Major 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: $14,927
• − Mortgage interest: −$2,661
• − Property taxes: −$1,223
• − Insurance: −$238
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$1,382
• Taxable income: $7,036
• Est. tax owed @ 24.0%: −$1,689
• After-tax cash flow: $5,654/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

-16.7% since first listed

13 events — show timeline

• 2025-10-18 Price Changed $47,500 MLSU
• 2025-09-24 Price Changed $50,000 MLSU
• 2025-02-05 Price Changed $55,000 MLSU
• 2025-01-14 Price Changed $58,000 MLSU
• 2024-07-26 Price Changed $60,000 MLSU
• 2024-07-02 Relisted — MLSU
• 2024-07-02 Pending — MLSU
• 2024-06-21 Listed $65,000 MLSU
• 2021-12-02 Listing Removed — MLSU
• 2019-03-21 Listed $57,000 MLSU
• 2003-10-28 Sold (Public Records) — Public Records
• 1978-11-22 Sold (Public Records) — Public Records
• 1960-05-27 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,223 · +1.2% YoY. Source: county tax records.