3942 Obannon Dr · Jackson, MS 39213

$60,000

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 39 Days on market

Built 1963 10,018 sqft lot $74/sqft · 18% above area Est $55k · 10% 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
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Quite and restored for that first home. Ideal for newly weds , don't that money on a rental, stop here first.

Key facts

• 0.23 acre lot
• Built 1963
• Listed 39 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Water service available
• Home design: Single-family house; One story
• Construction: Siding exterior; Shingle roof; Conventional foundation; Built (year from public records)
• Exterior features: Back yard fencing; City lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Refrigerator included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $-39 ($-472/yr) — negative.
• To cash-flow at today's rent, offer at most $53k (11.6% below list).
• Meets the 1% rule at list price ($996 rent vs $60k).
• Recommended offer: $53k (11.6% below list) — sets the bar for cash-flow.
• Cap rate 14.0% 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: amenities F, employment F, health & safety 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.
• Zoned schools: Dawson Elementary School (math 8% / reading 17%, grade F, #296 of 375 statewide, top 82%, 192 students, 100% FRL); Brinkley Middle School (math 8% / reading 8%, grade F, #165 of 179 statewide, top 93%, 354 students, 100% FRL); Lanier High School (math 3% / reading 2%, grade F, #197 of 197 statewide, top 100%, 603 students, 100% FRL).
• Market conditions: 81 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $6k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $53,046 (11.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.66% ✓
• Cap rate: 14.04%
• Cash-on-cash: 27.66%
• DSCR: 2.23
• GRM: 5.0

CMA / ARV

• ARV (median comp): $54,731
• List price: $60,000
• Delta: 9.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2728 Idaho St	0.10mi	3/1.0	816 (0%)	15mo	$38,000	$47	83
2857 Newport St	0.13mi	3/1.0	864 (+6%)	3mo	$40,000	$46	82
2810 Newport St	0.03mi	3/1.0	909 (+11%)	10mo	$72,500	$80	71
2728 Utah St	0.16mi	3/1.0	887 (+9%)	11mo	$35,000	$39	69

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: 22.4%
• Equity multiple: 2.81×
• Total profit: $30,439
• Equity at exit: $54,053

10-year hold

• IRR: 20.2%
• Equity multiple: 6.48×
• Total profit: $92,141
• Equity at exit: $116,567

Cash invested: $16,800 (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 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $996 high
• Mortgage (P&I): −$315
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$25
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $-39

Break-even live

Break-even rent $1,046

Max offer price $53,046

Occupancy floor 99%

Sensitivity live

Price	-10% $-5	-5% $-22	+0% $-39	+5% $-56	+10% $-73
Rent	-10% $-118	-5% $-79	+0% $-39	+5% $0	+10% $39
Rate	-1.0pp $-9	-0.5pp $-24	base $-39	+0.5pp $-55	+1.0pp $-71

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2475 Greenfield Ave Jackson, MS	2.0	1.5	1000	$800	$0.80	45d	1	0.36mi
3625 Liberty St Jackson, MS	3.0	1.0	1056	$1,190	$1.13	15d	1	0.63mi
3380 Shady Oaks St Unit B Jackson, MS	2.0	1.0	721	$871	$1.21	25d	1	1.21mi
3380 Shady Oaks St Unit D Jackson, MS	2.0	1.0	721	$832	$1.15	45d	1	1.21mi
3380 Shady Oaks St Jackson, MS	2.0	1.0	721	$871	$1.21	15d	1	1.21mi
1175 Eminence Row Jackson, MS	2.0	1.0	700	$650	$0.93	45d	1	1.37mi

Listing history 34 events

1. 2026-06-22
   days on market $60,000 Active 39 DOM
2. 2026-06-18
   days on market $60,000 Active 36 DOM
3. 2026-06-17
   days on market $60,000 Active 35 DOM
4. 2026-06-16
   days on market $60,000 Active 34 DOM
5. 2026-06-15
   days on market $60,000 Active 33 DOM
6. 2026-06-14
   days on market $60,000 Active 31 DOM
7. 2026-06-13
   days on market $60,000 Active 30 DOM
8. 2026-06-10
   days on market $60,000 Active 28 DOM
9. 2026-06-09
   days on market $60,000 Active 27 DOM
10. 2026-06-08
    days on market $60,000 Active 26 DOM
11. 2026-06-07
    days on market $60,000 Active 25 DOM
12. 2026-06-05
    days on market $60,000 Active 22 DOM
13. 2026-06-03
    days on market $60,000 Active 21 DOM
14. 2026-06-02
    days on market $60,000 Active 20 DOM
15. 2026-06-01
    days on market $60,000 Active 19 DOM
16. 2026-05-31
    days on market $60,000 Active 18 DOM
17. 2026-05-30
    days on market $60,000 Active 17 DOM
18. 2026-05-13
    listed $60,000 Active 762-char remark
19. 2024-06-23
    historical $1,100
20. 2024-05-23
    listed $1,100
21. 2024-02-11
    historical $1,200
22. 2024-01-11
    listed $1,200
23. 2023-11-30
    soldstatus Closed 112-char remark

    Show marketing remark (112 chars)

    Quite and restored for that first home. Ideal for newly weds , don't that money on a rental, stop here first.

24. 2023-11-27
    soldstatus
25. 2023-08-16
    status Pending 112-char remark

    Show marketing remark (112 chars)

    Quite and restored for that first home. Ideal for newly weds , don't that money on a rental, stop here first.

26. 2023-08-03
    status Active 112-char remark

    Show marketing remark (112 chars)

    Quite and restored for that first home. Ideal for newly weds , don't that money on a rental, stop here first.

27. 2023-08-01
    status Pending 112-char remark

    Show marketing remark (112 chars)

    Quite and restored for that first home. Ideal for newly weds , don't that money on a rental, stop here first.

28. 2023-07-06
    listed $49,900 Active 112-char remark

    Show marketing remark (112 chars)

    Quite and restored for that first home. Ideal for newly weds , don't that money on a rental, stop here first.

29. 2023-07-01
    historical
30. 2023-06-22
    price $49,500
31. 2023-05-31
    price $53,000
32. 2023-04-12
    listed $56,000 Active
33. 1999-08-05
    soldstatus
34. 1963-10-09
    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: $723 · $60/mo
• Projected year-2 tax: $723 · $60/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 8/10 Severe FEMA zone AE · 99% 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: $11,956
• − Mortgage interest: −$3,361
• − Property taxes: −$723
• − Insurance: −$5,418
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$1,745
• Taxable loss: −$1,205
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $-183/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): 18,691
• Household income: $29,541
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1138.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 0% · 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: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+7.1% since first listed

17 events — show timeline

• 2026-05-13 Listed $60,000 MLSU
• 2024-06-23 Rental Removed $1,100 TURBOTENANT
• 2024-05-23 Listed for Rent $1,100 TURBOTENANT
• 2024-02-11 Rental Removed $1,200 TURBOTENANT
• 2024-01-11 Listed for Rent $1,200 TURBOTENANT
• 2023-11-30 Sold (MLS) — MLSU
• 2023-11-27 Sold (Public Records) — Public Records
• 2023-08-16 Pending — MLSU
• 2023-08-03 Relisted — MLSU
• 2023-08-01 Pending — MLSU
• 2023-07-06 Listed $49,900 MLSU
• 2023-07-01 Listing Removed — MLSU
• 2023-06-22 Price Changed $49,500 MLSU
• 2023-05-31 Price Changed $53,000 MLSU
• 2023-04-12 Listed $56,000 MLSU
• 1999-08-05 Sold (Public Records) — Public Records
• 1963-10-09 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $723 · +0.4% YoY. Source: county tax records.