1438 Summit Ave · Jackson, MS 39212

$94,900

3 bd · 2.0 ba · 1,381 sqft · SingleFamily public records · 20 Days on market

Built 1988 8,276 sqft lot Est $113k · 16% under

---

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
• ARV discount +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 1.5-bathroom ranch-style home in Jackson! Brimming with comfort, the single-story layout features a welcoming living room complete with a cozy fireplace, perfect for relaxing evenings. The spacious eat-in kitchen boasts ample cabinetry and flows seamlessly into a dedicated laundry room for ultimate convenience. Original hardwood flooring adds warmth throughout the main living areas and bedrooms, including a primary suite with its own private half-bath. Outside, the property offers an attached covered carport with extra storage and a spacious backyard fully enclosed by a privacy fence ideal for outdoor activities, pets, and entertaining. Quietly situated w

Key facts

• Spacious backyard
• Eat-in kitchen
• Cozy fireplace

Tags

• COZY FIREPLACE
• EAT-IN KITCHEN
• DEDICATED LAUNDRY ROOM
• ORIGINAL HARDWOOD FLOORING
• ATTACHED COVERED CARPORT
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Lot approximately 0.19 acres (about 140 x 160); Listed building area: 1,381 (per public records)

Exterior

• Parking: Attached carport (1 space); Driveway
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available
• Home design: Single-family house; One level
• Construction: Vinyl siding; Asphalt shingle / composition roof; Slab foundation; Built in public records (year not specified)
• Exterior features: Privacy fencing (full); Other exterior features

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Flooring: Hardwood; Vinyl
• Bathrooms: One full bathroom; One half bathroom (1.5 total)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Storage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% 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: Timberlawn Elementary School (math 5% / reading 11%, grade F, #334 of 375 statewide, top 89%, 353 students, 100% FRL); Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($51k/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 $656 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 + 4.2% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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

• Climate carrying-cost: 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 $93,476 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.59% ✓
• Cap rate: 13.62%
• Cash-on-cash: 26.18%
• DSCR: 2.16
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $113,242
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1436 Lakeview Ave	0.17mi	4/1.5 (+1)	1,400 (+1%)	18mo	$114,990	$82	68

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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 1.88×
• Total profit: $23,437
• Equity at exit: $14,150

10-year hold

• IRR: 30.2%
• Equity multiple: 3.86×
• Total profit: $75,915
• Equity at exit: $8,205

Cash invested: $26,572 (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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$78 /mo · $933/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $580

Break-even live

Break-even rent $778

Max offer price $94,900

Occupancy floor 57%

Sensitivity live

Price	-10% $633	-5% $607	+0% $580	+5% $553	+10% $526
Rent	-10% $460	-5% $520	+0% $580	+5% $639	+10% $699
Rate	-1.0pp $628	-0.5pp $604	base $580	+0.5pp $555	+1.0pp $530

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1457 Lakeview Ave Jackson, MS	3.0	2.0	1288	$1,426	$1.11	14d	1	0.22mi
1478 Bass Ave Jackson, MS	3.0	2.0	1036	$1,525	$1.47	14d	1	0.26mi

Listing history 17 events

1. 2026-06-18
   days on market $94,900 Active 20 DOM
2. 2026-06-17
   days on market $94,900 Active 19 DOM
3. 2026-06-16
   days on market $94,900 Active 18 DOM
4. 2026-06-15
   days on market $94,900 Active 17 DOM
5. 2026-06-14
   days on market $94,900 Active 15 DOM
6. 2026-06-13
   days on market $94,900 Active 14 DOM
7. 2026-06-10
   days on market $94,900 Active 12 DOM
8. 2026-06-09
   days on market $94,900 Active 11 DOM
9. 2026-06-08
   days on market $94,900 Active 10 DOM
10. 2026-06-07
    days on market $94,900 Active 9 DOM
11. 2026-06-05
    days on market $94,900 Active 6 DOM
12. 2026-06-03
    days on market $94,900 Active 5 DOM
13. 2026-06-02
    days on market $94,900 Active 4 DOM
14. 2026-06-01
    days on market $94,900 Active 3 DOM
15. 2026-05-31
    days on market $94,900 Active 2 DOM
16. 2026-05-30
    remarks 699-char remark
17. 2026-05-30
    listed $94,900 Active 1 DOM

ⓘ 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: $933 · $78/mo
• Projected year-2 tax: $933 · $78/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $18,147
• − Mortgage interest: −$5,316
• − Property taxes: −$933
• − Insurance: −$474
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$2,761
• Taxable income: $5,759
• Est. tax owed @ 24.0%: −$1,382
• After-tax cash flow: $5,574/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): 25,659
• Household income: $50,722
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1314.0

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 (86%)
• Race & ethnicity: Black 86% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1% · 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: ▼ -23.01%
• Current HPI: 174.4025
• Rent YoY: ▲ 4.23%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+26.5% since first listed

19 events — show timeline

• 2026-05-29 Listed $94,900 MLSU
• 2022-04-05 Sold (Public Records) — Public Records
• 2022-03-20 Listing Removed — MLSU
• 2022-03-05 Price Changed $118,000 MLSU
• 2022-03-05 Listed $105,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2008-04-10 Sold (MLS) — MLSU
• 2008-04-03 Sold (Public Records) — Public Records
• 2008-02-26 Listed $54,500 MLSU
• 2008-02-26 Listing Removed — MLSU
• 2007-11-27 Listed $81,900 MLSU
• 2006-08-02 Sold (Public Records) — Public Records
• 2005-01-13 Listing Removed — MLSU
• 2005-01-10 Listed $75,900 MLSU
• 2004-12-21 Listed $75,000 MLSU
• 2000-04-06 Sold (Public Records) — Public Records
• 1998-11-24 Sold (Public Records) — Public Records
• 1989-06-21 Sold (Public Records) — Public Records
• 1987-11-17 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $933 · +3.1% YoY. Source: county tax records.