1131 Anna Lisa Ln · Jackson, MS 39204

$40,000

3 bd · 2.0 ba · 1,743 sqft · SingleFamily public records · 7 Days on market

Built 1963 0.28 ac lot Est $75k · 47% under ↓ 38% 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
• 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

CONVENIENT LOCATION THREE BEDROOMS/TWO BATHS,FAMILYROOM,LIVINGROOM /DININGROOM WITH A LARGE YARD.PROPERTY IS SOLD IN AS IS CONDITION. CALL LIST AGENT FOR LOCK BOX CODE.

Key facts

• 0.28 acre lot
• Built 1963
• Listed 6 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family house; One level
• Construction: Siding exterior; Slab foundation; Built in public records (year built from public records)
• Exterior features: Shingle roof; Lot about 0.28 acres

Interior

• Kitchen: Cooktop
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in storage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 25.6% 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: Wilkins Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 316 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; 30 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).
• At $1,273/mo this rent would consume 51% 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 $4k of equity ($277 loan paydown + $4k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 25y 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: property tax is 4.0% of price.
• 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 $40,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.18% ✓
• Cap rate: 25.64%
• Cash-on-cash: 69.10%
• DSCR: 4.07
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $74,949
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2232 Breckinridge Rd	0.30mi	3/2.0	1,794 (+3%)	9mo	$85,000	$47	73
1945 Camellia Ln	0.27mi	3/2.0	1,525 (-12%)	5mo	$62,900	$41	62
2229 Scanlon Dr	0.39mi	4/2.0 (+1)	1,651 (-5%)	8mo	$94,900	$57	62
125 Wingfield Ct	0.45mi	4/2.0 (+1)	1,797 (+3%)	11mo	$77,000	$43	60
304 Catalina Cir	0.36mi	3/2.0	1,623 (-7%)	15mo	$27,000	$17	59
941 Dorgan St	0.59mi	3/2.0	1,644 (-6%)	11mo	$35,000	$21	54
1311 Sharon Dr	0.37mi	3/2.0	1,532 (-12%)	13mo	$115,000	$75	52
2318 Breckinridge Rd	0.43mi	3/2.0	1,518 (-13%)	11mo	$27,500	$18	50
1405 Dianne Dr	0.53mi	3/2.0	1,537 (-12%)	11mo	$75,000	$49	46
1939 Shamrock Dr	0.59mi	4/2.0 (+1)	1,554 (-11%)	7mo	$45,000	$29	44
210 Lea Cir	0.64mi	3/1.5	1,544 (-11%)	8mo	$29,900	$19	43
805 Dorgan St	0.75mi	3/2.0	1,521 (-13%)	15mo	$90,000	$59	32

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: 84.9%
• Equity multiple: 7.22×
• Total profit: $69,659
• Equity at exit: $36,035

10-year hold

• IRR: 81.2%
• Equity multiple: 17.93×
• Total profit: $189,645
• Equity at exit: $77,711

Cash invested: $11,200 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$210
• Tax from tax record: −$135 /mo · $1,614/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $645

Break-even live

Break-even rent $457

Max offer price $40,000

Occupancy floor 44%

Sensitivity live

Price	-10% $668	-5% $656	+0% $645	+5% $634	+10% $622
Rent	-10% $544	-5% $595	+0% $645	+5% $695	+10% $745
Rate	-1.0pp $665	-0.5pp $655	base $645	+0.5pp $635	+1.0pp $624

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	0.34mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	0.34mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	24d	1	0.43mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	14d	1	0.60mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	14d	1	0.62mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	24d	1	0.67mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	14d	1	0.67mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	0.67mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	0.67mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	24d	1	0.73mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	0.76mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	0.76mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	0.85mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	14d	1	0.93mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	14d	1	0.93mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	0.96mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	44d	1	0.98mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	1.00mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	1.15mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	24d	1	1.23mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	24d	1	1.27mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.29mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	1.31mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	1.31mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	24d	1	1.37mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	44d	1	1.44mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	1.44mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	1.46mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	1.46mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	24d	1	1.47mi

Listing history 18 events

1. 2026-06-03
   days on market $40,000 Active 7 DOM
2. 2026-06-02
   days on market $40,000 Active 6 DOM
3. 2026-06-01
   days on market $40,000 Active 5 DOM
4. 2026-05-31
   days on market $40,000 Active 4 DOM
5. 2026-05-30
   days on market $40,000 Active 3 DOM
6. 2026-05-27
   listed $40,000 Active
7. 2010-11-15
   soldstatus
8. 2010-05-27
   soldstatus 168-char remark

   Show marketing remark (168 chars)

   CONVENIENT LOCATION THREE BEDROOMS/TWO BATHS,FAMILYROOM,LIVINGROOM /DININGROOM WITH A LARGE YARD.PROPERTY IS SOLD IN AS IS CONDITION. CALL LIST AGENT FOR LOCK BOX CODE.

9. 2010-03-17
   listed $21,900 168-char remark

   Show marketing remark (168 chars)

   CONVENIENT LOCATION THREE BEDROOMS/TWO BATHS,FAMILYROOM,LIVINGROOM /DININGROOM WITH A LARGE YARD.PROPERTY IS SOLD IN AS IS CONDITION. CALL LIST AGENT FOR LOCK BOX CODE.

10. 2010-01-26
    historical
11. 2010-01-25
    listed $19,900
12. 2006-01-25
    soldstatus
13. 2006-01-25
    soldstatus
14. 2005-11-26
    listed $80,000
15. 2004-11-20
    historical
16. 2001-06-18
    listed $64,900
17. 1995-06-02
    soldstatus
18. 1995-06-02
    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: $1,614 · $135/mo
• Projected year-2 tax: $1,614 · $135/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 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: $15,279
• − Mortgage interest: −$2,241
• − Property taxes: −$1,614
• − Insurance: −$200
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$1,164
• Taxable income: $7,616
• Est. tax owed @ 24.0%: −$1,828
• After-tax cash flow: $5,911/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

-38.4% since first listed

13 events — show timeline

• 2026-05-27 Listed $40,000 MLSU
• 2010-11-15 Sold (Public Records) — Public Records
• 2010-05-27 Sold (MLS) — MLSU
• 2010-03-17 Listed $21,900 MLSU
• 2010-01-26 Listing Removed — MLSU
• 2010-01-25 Listed $19,900 MLSU
• 2006-01-25 Sold (Public Records) — Public Records
• 2006-01-25 Sold (MLS) — MLSU
• 2005-11-26 Listed $80,000 MLSU
• 2004-11-20 Listing Removed — MLSU
• 2001-06-18 Listed $64,900 MLSU
• 1995-06-02 Sold (Public Records) — Public Records
• 1995-06-02 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,614 · +1.6% YoY. Source: county tax records.