196 S Alabama Ave · Jackson, MS 39209

$72,000

3 bd · 1.0 ba · 1,151 sqft · SingleFamily public records · 314 Days on market

Built 1946 6,969 sqft lot $63/sqft · 146% above area

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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
• ARV discount +7.5/15.0
• 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

Fully updated 3-bedroom, 1-bath home featuring a modern kitchen, upgraded bathroom, new flooring, and contemporary fixtures throughout. Ideal for investors seeking strong rental potential or a reliable addition to their portfolio.

Key facts

• Upgraded bathroom
• New flooring
• Modern kitchen

Tags

• MODERN KITCHEN
• UPGRADED BATHROOM
• NEW FLOORING
• CONTEMPORARY FIXTURES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 40% 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 ($498 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 7100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 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 1946 — 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: 1.68% ✓
• Cap rate: 14.77%
• Cash-on-cash: 30.28%
• DSCR: 2.35
• GRM: 4.9

CMA / ARV

• ARV (median comp): $29,227
• List price: $72,000
• Delta: 146.35%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
269 O Ferrell Ave	0.06mi	3/1.0	1,036 (-10%)	3mo	$22,000	$21	78
270 Myer Ave	0.30mi	3/1.5	1,175 (+2%)	8mo	$74,999	$64	74
2629 Latimer Ave	0.59mi	3/1.0	1,063 (-8%)	3mo	$19,000	$18	58
220 Lemly Ave	0.25mi	3/1.5	1,036 (-10%)	15mo	$66,800	$64	57
350 Houston Ave	0.49mi	3/1.0	1,064 (-8%)	11mo	$29,000	$27	56
3384 Casa Grande Cir	0.72mi	3/2.0	1,182 (+3%)	6mo	$90,000	$76	53
409 Houston Ave	0.51mi	3/2.0	988 (-14%)	8mo	$25,000	$25	42
34 Garden Cir	0.74mi	3/2.0	1,221 (+6%)	20mo	$79,900	$65	34

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: 47.3%
• Equity multiple: 4.55×
• Total profit: $71,600
• Equity at exit: $64,863

10-year hold

• IRR: 41.1%
• Equity multiple: 10.19×
• Total profit: $185,350
• Equity at exit: $139,880

Cash invested: $20,160 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,212 high
• Mortgage (P&I): −$378
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $509

Break-even live

Break-even rent $568

Max offer price $72,000

Occupancy floor 53%

Sensitivity live

Price	-10% $549	-5% $529	+0% $509	+5% $488	+10% $468
Rent	-10% $413	-5% $461	+0% $509	+5% $557	+10% $604
Rate	-1.0pp $545	-0.5pp $527	base $509	+0.5pp $490	+1.0pp $471

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
264 Sewanee Dr Jackson, MS	3.0	1.0	1217	$995	$0.82	24d	1	0.48mi
4539 Ritchey Dr Jackson, MS	3.0	2.0	1144	$1,250	$1.09	44d	1	0.63mi
723 Glenmont Dr Jackson, MS	3.0	1.0	1018	$1,000	$0.98	44d	1	1.00mi
4567 Meadowmont Dr Jackson, MS	3.0	1.0	912	$800	$0.88	44d	1	1.01mi
1818 Saint Charles St Jackson, MS	3.0	1.0	983	$995	$1.01	44d	1	1.09mi
2829 Comfort St Jackson, MS	3.0	1.5	1260	$1,250	$0.99	24d	1	1.26mi
2829 Comfort St Jackson, MS	3.0	2.0	1260	$1,250	$0.99	14d	1	1.26mi
309 S Denver St Jackson, MS	4.0	3.5	1500	$2,500	$1.67	44d	1	1.30mi
255 S Prentiss St Jackson, MS	2.0	1.0	729	$1,000	$1.37	44d	1	1.38mi
2157 Ludlow Ave Unit Na Jackson, MS	3.0	2.0	1123	$1,450	$1.29	14d	1	1.47mi
2157 Ludlow Ave Jackson, MS	3.0	2.0	1123	$1,300	$1.16	44d	1	1.47mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	24d	1	1.48mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	44d	1	1.48mi
3625 Liberty St Jackson, MS	3.0	1.0	1056	$1,190	$1.13	14d	1	1.50mi

Listing history 25 events

1. 2026-06-18
   days on market $72,000 Active 314 DOM
2. 2026-06-17
   days on market $72,000 Active 313 DOM
3. 2026-06-16
   days on market $72,000 Active 312 DOM
4. 2026-06-15
   days on market $72,000 Active 311 DOM
5. 2026-06-14
   days on market $72,000 Active 309 DOM
6. 2026-06-13
   days on market $72,000 Active 308 DOM
7. 2026-06-10
   days on market $72,000 Active 306 DOM
8. 2026-06-09
   days on market $72,000 Active 305 DOM
9. 2026-06-08
   days on market $72,000 Active 304 DOM
10. 2026-06-07
    days on market $72,000 Active 303 DOM
11. 2026-06-05
    days on market $72,000 Active 300 DOM
12. 2026-06-03
    days on market $72,000 Active 299 DOM
13. 2026-06-02
    days on market $72,000 Active 298 DOM
14. 2026-06-01
    days on market $72,000 Active 297 DOM
15. 2026-05-31
    days on market $72,000 Active 296 DOM
16. 2026-05-30
    days on market $72,000 Active 295 DOM
17. 2026-05-15
    price $850
18. 2025-12-31
    price $875
19. 2025-10-05
    listed $1,000
20. 2025-08-08
    listed $72,000 Active 230-char remark

    Show marketing remark (230 chars)

    Fully updated 3-bedroom, 1-bath home featuring a modern kitchen, upgraded bathroom, new flooring, and contemporary fixtures throughout. Ideal for investors seeking strong rental potential or a reliable addition to their portfolio.

21. 2024-08-07
    historical $900
22. 2024-06-22
    listed $900
23. 2023-06-29
    soldstatus
24. 1997-07-10
    soldstatus
25. 1983-02-28
    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: $496 · $41/mo
• Projected year-2 tax: $569 · $47/mo
• Expected delta: +$72/yr (+$6/mo · 14.6%)

ⓘ 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 6 d/yr ≥109°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: $14,546
• − Mortgage interest: −$4,033
• − Property taxes: −$496
• − Insurance: −$360
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$2,095
• Taxable income: $5,235
• Est. tax owed @ 24.0%: −$1,256
• After-tax cash flow: $4,848/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

-98.6% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $850 BUILDIUM
• 2025-12-31 Price Changed $875 BUILDIUM
• 2025-10-05 Listed for Rent $1,000 BUILDIUM
• 2025-08-08 Listed $72,000 MLSU
• 2024-08-07 Rental Removed $900 BUILDIUM
• 2024-06-22 Listed for Rent $900 BUILDIUM
• 2023-06-29 Sold (Public Records) — Public Records
• 1997-07-10 Sold (Public Records) — Public Records
• 1983-02-28 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $496 · -0.3% YoY. Source: county tax records.