1833 Elaine St · Jackson, MS 39204

$21,000

3 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 69 Days on market

Built 1955 0.30 ac lot $18/sqft · 58% below area

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Perfect fixer upper home in Jackson. Property is sold AS-IS

Key facts

• 0.3 acre lot
• Built 1955
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $21k.

Deal economics

• At list price, monthly cash flow is $830 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $21k).
• Recommended offer: $20k (6.0% below list) — sets the bar for market timing.
• Cap rate 53.7% 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: Lester Elementary School (math 8% / reading 42%, grade F, #220 of 375 statewide, top 59%, 187 students, 100% FRL); Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 students, 100% FRL); Wingfield High School (math 7% / reading 12%, grade F, #179 of 197 statewide, top 92%, 608 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• At $1,234/mo this rent would consume 49% of the median local household income ($30k/yr) (locally 1099% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($145 loan paydown + $2k 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 + 8.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($20k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,740 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1955 — 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: 5.88% ✓
• Cap rate: 53.70%
• Cash-on-cash: 169.30%
• DSCR: 8.53
• GRM: 1.4

CMA / ARV

• ARV (median comp): $50,495
• List price: $21,000
• Delta: -58.41%
• 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
1906 Shamrock Dr	0.21mi	3/1.5	1,156 (-3%)	5mo	$59,000	$51	79
1725 Camellia Ln	0.28mi	3/1.5	1,134 (-5%)	3mo	$40,000	$35	74
1723 Casteel Dr	0.37mi	3/1.0	1,161 (-2%)	7mo	$55,000	$47	73
1918 Elaine St	0.11mi	3/1.5	1,092 (-8%)	8mo	$85,000	$78	72
732 Monterey St	0.47mi	3/1.0	1,189 (-0%)	9mo	$35,000	$29	70
2112 Paden St	0.44mi	3/1.0	1,259 (+6%)	1mo	$35,000	$28	69
1904 Willaneel Dr	0.16mi	2/1.0 (-1)	1,091 (-8%)	6mo	$15,000	$14	68
2023 Paden St	0.39mi	3/1.0	1,111 (-7%)	6mo	$31,999	$29	66
545 Merigold Dr	0.52mi	3/2.0	1,220 (+2%)	4mo	$79,000	$65	64
1870 Wisteria Dr	0.14mi	3/2.0	1,344 (+13%)	9mo	$49,900	$37	60
936 Winn St	0.73mi	3/2.5	1,196 (+0%)	6mo	$44,500	$37	54
2365 Paden St	0.71mi	3/2.0	1,236 (+4%)	7mo	$32,500	$26	51

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.04×
• Total profit: $70,811
• Equity at exit: $18,918

10-year hold

• IRR: —
• Equity multiple: 32.15×
• Total profit: $183,168
• Equity at exit: $40,798

Cash invested: $5,880 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$110
• Tax est. 1.5%: −$26 /mo · $315/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $830

Break-even live

Break-even rent $184

Max offer price $21,000

Occupancy floor 28%

Sensitivity live

Price	-10% $844	-5% $837	+0% $830	+5% $822	+10% $815
Rent	-10% $732	-5% $781	+0% $830	+5% $878	+10% $927
Rate	-1.0pp $840	-0.5pp $835	base $830	+0.5pp $824	+1.0pp $819

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: $5,250
• Closing costs: $630
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	15d	1	0.36mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	15d	1	0.74mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	25d	1	0.74mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	25d	1	0.77mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	0.93mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	1.13mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	1.13mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	25d	1	1.15mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	15d	1	1.15mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	45d	1	1.17mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	45d	18	1.20mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	45d	1	1.34mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	15d	1	1.37mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	45d	1	1.47mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	15d	1	1.48mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	45d	1	1.50mi

Listing history 22 events

1. 2026-06-22
   days on market $21,000 Active 69 DOM
2. 2026-06-18
   days on market $21,000 Active 66 DOM
3. 2026-06-17
   days on market $21,000 Active 65 DOM
4. 2026-06-16
   days on market $21,000 Active 64 DOM
5. 2026-06-15
   days on market $21,000 Active 63 DOM
6. 2026-06-14
   days on market $21,000 Active 61 DOM
7. 2026-06-13
   days on market $21,000 Active 60 DOM
8. 2026-06-10
   days on market $21,000 Active 58 DOM
9. 2026-06-09
   days on market $21,000 Active 57 DOM
10. 2026-06-08
    days on market $21,000 Active 56 DOM
11. 2026-06-07
    days on market $21,000 Active 55 DOM
12. 2026-06-05
    days on market $21,000 Active 52 DOM
13. 2026-06-03
    days on market $21,000 Active 51 DOM
14. 2026-06-02
    days on market $21,000 Active 50 DOM
15. 2026-06-01
    days on market $21,000 Active 49 DOM
16. 2026-05-31
    days on market $21,000 Active 48 DOM
17. 2026-05-30
    days on market $21,000 Active 47 DOM
18. 2026-04-13
    listed $21,000 Active 59-char remark

    Show marketing remark (59 chars)

    Perfect fixer upper home in Jackson. Property is sold AS-IS

19. 2024-09-22
    soldstatus
20. 2011-04-28
    soldstatus
21. 2002-03-22
    soldstatus
22. 1957-10-10
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $14,805
• − Mortgage interest: −$1,176
• − Property taxes: −$315
• − Insurance: −$105
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$611
• Taxable income: $10,229
• Est. tax owed @ 24.0%: −$2,455
• After-tax cash flow: $7,500/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): 13,249
• Household income: $30,237
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 1099.0

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 5% Two or more races 4% Hispanic / Latino 3%
• Foreign-born: 2% · 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: ▲ 17.25%
• Current HPI: 233.9061
• Rent YoY: ▲ 13.56%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

5 events — show timeline

• 2026-04-13 Listed $21,000 MLSU
• 2024-09-22 Sold (Public Records) — Public Records
• 2011-04-28 Sold (Public Records) — Public Records
• 2002-03-22 Sold (Public Records) — Public Records
• 1957-10-10 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,226 · +2.5% YoY. Source: county tax records.