764 Avalon Rd · Jackson, MS 39206

$89,900

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 51 Days on market

Built 1950 0.48 ac lot $73/sqft · 33% above area Est $71k · 27% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 764 Avalon Rd in Jackson, MS--a charming home set on a spacious, tree-filled lot that offers both privacy and room to enjoy the outdoors. With its inviting curb appeal and long driveway, this property provides a warm welcome from the moment you arrive. Step inside to a beautifully refreshed interior featuring neutral tones, abundant natural light, and rich wood-style flooring that adds warmth and character throughout. The living area is a standout, complete with custom built-in shelving--perfect for displaying décor or creating a cozy focal point for gatherings. The layout flows seamlessly into the dining and kitchen areas, offering a functional space ideal for everyday living and entertaining. Bedrooms are comfortably sized with large windows, creating bright and relaxing retreats. One of the highlights of this home is the expansive covered patio, providing the perfect spot to unwind, host guests, or enjoy peaceful views of the large backyard. With plenty of open space and mature trees, the outdoor area offers endless possibilities. Whether you're a first-time buyer, looking to downsize, or searching for a solid investment opportunity, this home combines comfort, character, and value in a convenient Jackson location close to shopping, dining, and major roadways. Schedule your private showing today and see all that this inviting property has to offer!

Key facts

• Tree filled lot
• Large backyard
• 0.48 acre lot

Tags

• TREE FILLED LOT
• CUSTOM BUILT IN SHELVING
• EXPANSIVE COVERED PATIO
• LARGE BACKYARD
• CONVENIENT JACKSON LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 9.9% in Jackson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Boyd Elementary School (math 0% / reading 9%, grade F, #368 of 375 statewide, top 98%, 405 students, 100% FRL); Chastain Middle School (math 5% / reading 11%, grade F, #165 of 179 statewide, top 93%, 499 students, 100% FRL); Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 121 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 40% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.57% ✓
• Cap rate: 12.76%
• Cash-on-cash: 23.08%
• DSCR: 2.03
• GRM: 5.3

CMA / ARV

• ARV (median comp): $70,821
• List price: $89,900
• Delta: 26.94%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
764 Avalon Rd	0.00mi	3/2.0	1,287 (+5%)	0mo	$89,900	$70	87
506 Broadmoor Dr	0.47mi	3/2.0	1,187 (-3%)	2mo	$79,900	$67	67
4858 Sheridan Dr	0.55mi	3/2.0	1,264 (+3%)	2mo	$123,000	$97	63
610 Lawrence Rd	0.52mi	3/1.0	1,302 (+6%)	4mo	$69,900	$54	62
4851 Maplewood Dr	0.65mi	3/1.0	1,201 (-2%)	8mo	$74,900	$62	60
4875 Churchill Dr	0.53mi	3/1.0	1,118 (-9%)	3mo	$69,900	$63	58
421 Benning Rd	0.68mi	3/1.0	1,155 (-6%)	3mo	$74,900	$65	57
544 Wellington Rd	0.38mi	2/1.0 (-1)	1,092 (-11%)	4mo	$79,900	$73	56
4670 Londonderry Dr	0.29mi	4/2.0 (+1)	1,362 (+11%)	5mo	$98,000	$72	54
521 Launcelot Rd	0.46mi	3/2.0	1,346 (+10%)	6mo	$87,000	$65	52
731 Gardner St	0.59mi	3/1.0	1,347 (+10%)	7mo	$209,000	$155	50
805 Serville Dr	0.73mi	3/2.0	1,332 (+9%)	3mo	$150,000	$113	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.64×
• Total profit: $16,060
• Equity at exit: $13,404

10-year hold

• IRR: 24.4%
• Equity multiple: 3.10×
• Total profit: $52,822
• Equity at exit: $7,773

Cash invested: $25,172 (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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 121
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$471
• Tax from tax record: −$122 /mo · $1,458/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $484

Break-even live

Break-even rent $798

Max offer price $89,900

Occupancy floor 61%

Sensitivity live

Price	-10% $535	-5% $510	+0% $484	+5% $459	+10% $433
Rent	-10% $373	-5% $429	+0% $484	+5% $540	+10% $596
Rate	-1.0pp $530	-0.5pp $507	base $484	+0.5pp $461	+1.0pp $437

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	25d	1	0.14mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$1,100	$1.05	16d	31	0.25mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	16d	1	0.35mi
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	25d	1	0.40mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	45d	1	0.44mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	25d	1	0.52mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	25d	1	0.63mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	16d	1	0.63mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	45d	1	0.63mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	16d	1	0.63mi
229 Lawrence Rd #229 Jackson, MS	2.0	1.0	840	$995	$1.18	45d	1	0.73mi
229 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	25d	1	0.73mi
227 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	16d	2	0.73mi
227 Lawrence Rd #227 Jackson, MS	2.0	1.0	840	$995	$1.18	45d	1	0.73mi
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,100	$1.35	16d	1	0.80mi
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	45d	1	0.82mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	45d	1	0.91mi
5155 Wayneland Dr Jackson, MS	1.0–2.0	1.0–2.0	905	$1,500	$1.66	25d	1	1.09mi
5421 Crepe Myrtle Dr Jackson, MS	4.0	1.5	1079	$1,295	$1.20	25d	1	1.19mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	25d	1	1.26mi
4263 Forest Park Dr Jackson, MS	3.0	2.0	1318	$1,949	$1.48	45d	1	1.26mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	45d	1	1.27mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	16d	1	1.27mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	45d	1	1.33mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	25d	1	1.33mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	16d	1	1.33mi
5000 Ridgewood Rd Jackson, MS	2.0	2.0	1093	$1,279	$1.17	46d	1	1.36mi

Listing history 12 events

1. 2026-03-30
   listed $89,900 Active 1406-char remark

   Show marketing remark (1406 chars)

   Welcome to 764 Avalon Rd in Jackson, MS--a charming home set on a spacious, tree-filled lot that offers both privacy and room to enjoy the outdoors. With its inviting curb appeal and long driveway, this property provides a warm welcome from the moment you arrive. Step inside to a beautifully refreshed interior featuring neutral tones, abundant natural light, and rich wood-style flooring that adds warmth and character throughout. The living area is a standout, complete with custom built-in shelving--perfect for displaying décor or creating a cozy focal point for gatherings. The layout flows seamlessly into the dining and kitchen areas, offering a functional space ideal for everyday living and entertaining. Bedrooms are comfortably sized with large windows, creating bright and relaxing retreats. One of the highlights of this home is the expansive covered patio, providing the perfect spot to unwind, host guests, or enjoy peaceful views of the large backyard. With plenty of open space and mature trees, the outdoor area offers endless possibilities. Whether you're a first-time buyer, looking to downsize, or searching for a solid investment opportunity, this home combines comfort, character, and value in a convenient Jackson location close to shopping, dining, and major roadways. Schedule your private showing today and see all that this inviting property has to offer!

2. 2021-05-13
   soldstatus
3. 2017-10-23
   soldstatus
4. 2011-12-22
   soldstatus 54-char remark

   Show marketing remark (54 chars)

   House being sold as is. New A/C, house has new wiring.

5. 2011-12-21
   soldstatus
6. 2011-04-12
   listed $30,000 54-char remark

   Show marketing remark (54 chars)

   House being sold as is. New A/C, house has new wiring.

7. 2008-11-25
   soldstatus
8. 2008-11-25
   soldstatus
9. 2008-07-16
   soldstatus
10. 2008-02-22
    listed $40,000
11. 1996-10-01
    soldstatus
12. 1993-10-21
    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: $1,458 · $122/mo
• Projected year-2 tax: $1,458 · $122/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 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,932
• − Mortgage interest: −$5,036
• − Property taxes: −$1,458
• − Insurance: −$450
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$2,615
• Taxable income: $4,664
• Est. tax owed @ 24.0%: −$1,119
• After-tax cash flow: $4,692/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+124.8% since first listed

12 events — show timeline

• 2026-03-30 Listed $89,900 MLSU
• 2021-05-13 Sold (Public Records) — Public Records
• 2017-10-23 Sold (Public Records) — Public Records
• 2011-12-22 Sold (MLS) — MLSU
• 2011-12-21 Sold (Public Records) — Public Records
• 2011-04-12 Listed $30,000 MLSU
• 2008-11-25 Sold (Public Records) — Public Records
• 2008-11-25 Sold (Public Records) — Public Records
• 2008-07-16 Sold (MLS) — MLSU
• 2008-02-22 Listed $40,000 MLSU
• 1996-10-01 Sold (Public Records) — Public Records
• 1993-10-21 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,458 · +2.5% YoY. Source: county tax records.