349 Queen Isabella · Jackson, MS 39209

$74,900

3 bd · 1.5 ba · 1,352 sqft · SingleFamily public records · 41 Days on market

Built 1960 10,018 sqft lot $55/sqft · 24% above area Est $61k · 24% over ↓ 1% since listing

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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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Good buy on a three bedroom home. Ready to move in today.

Key facts

• Generous lot
• Brick veneer home
• Mature trees

Tags

• BRICK VENEER HOME
• NATURAL GAS CONNECTIONS
• CENTRAL AIR CONDITIONING
• GAS POWERED FORCED AIR HEATING
• GENEROUS LOT
• MATURE TREES

Property features AI

Finance

• HOA & community: Curbs; Street lights; Near entertainment; Near a park

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family residence (house); One-story
• Construction: Brick veneer, masonry, and wood siding exterior; Asphalt roof; Slab foundation; Built (year per public records)
• Exterior features: Front porch; Private yard; Exterior lighting

Interior

• Kitchen: Refrigerator; Range hood
• Bedrooms: Primary bedroom (Main level) — 12x14; Bedroom (Main level) — 11x11; Bedroom (Main level) — 10x11
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom (total 2 bathrooms)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Laminate counters; Deadbolt locks
• Laundry & utility: In-unit laundry located inside; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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: John Hopkins Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 280 students, 100% FRL); Provine High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 774 students, 100% FRL).
• Market conditions: 165 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 43% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($518 loan paydown + $7k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1960 — 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: 1.76% ✓
• Cap rate: 15.01%
• Cash-on-cash: 31.12%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (median comp): $60,624
• List price: $74,900
• Delta: 23.55%
• 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
344 Queen Margaret Ln	0.08mi	3/2.0	1,300 (-4%)	1mo	$74,900	$58	87
506 Lowder Dr	0.30mi	3/1.5	1,318 (-2%)	4mo	$62,500	$47	79
131 Queen Joanna Ln	0.37mi	3/2.0	1,376 (+2%)	6mo	$68,000	$49	73
5629 Queen Mary Ln	0.13mi	4/2.0 (+1)	1,272 (-6%)	6mo	$90,000	$71	72
5717 Wildflower Dr	0.26mi	3/2.0	1,283 (-5%)	8mo	$119,000	$93	70
5770 Queen Mary Ln	0.22mi	3/1.5	1,184 (-12%)	1mo	$74,900	$63	68
151 Queen Joanna Ln	0.33mi	3/2.0	1,248 (-8%)	6mo	$52,900	$42	65
135 Queen Anne Ln	0.36mi	3/2.0	1,248 (-8%)	5mo	$64,900	$52	64
664 Queen Julianna Ln	0.50mi	4/1.5 (+1)	1,300 (-4%)	2mo	$65,000	$50	63
5219 Queen Eleanor Ln	0.54mi	3/2.0	1,424 (+5%)	2mo	$108,500	$76	62
216 Meadowview St	0.73mi	3/1.0	1,352 (0%)	2mo	$44,700	$33	62
667 Queen Cir	0.53mi	3/1.5	1,170 (-14%)	1mo	$124,900	$107	52

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: 48.0%
• Equity multiple: 4.60×
• Total profit: $75,436
• Equity at exit: $67,476

10-year hold

• IRR: 41.8%
• Equity multiple: 10.29×
• Total profit: $194,922
• Equity at exit: $145,514

Cash invested: $20,972 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $544

Break-even live

Break-even rent $628

Max offer price $74,900

Occupancy floor 54%

Sensitivity live

Price	-10% $586	-5% $565	+0% $544	+5% $523	+10% $501
Rent	-10% $440	-5% $492	+0% $544	+5% $596	+10% $648
Rate	-1.0pp $582	-0.5pp $563	base $544	+0.5pp $524	+1.0pp $505

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5629 Queen Mary Ln Jackson, MS	3.0	2.0	1272	$1,395	$1.10	15d	1	0.11mi
5301 Queen Mary Ln Jackson, MS	4.0	2.0	1100	$1,338	$1.22	15d	1	0.45mi
127 Barbara Ave Jackson, MS	3.0	1.0	1584	$850	$0.54	22d	1	1.09mi

Listing history 24 events

1. 2026-06-18
   days on market $74,900 Active 41 DOM
2. 2026-06-17
   days on market $74,900 Active 40 DOM
3. 2026-06-16
   days on market $74,900 Active 39 DOM
4. 2026-06-15
   days on market $74,900 Active 38 DOM
5. 2026-06-14
   days on market $74,900 Active 36 DOM
6. 2026-06-13
   days on market $74,900 Active 35 DOM
7. 2026-06-10
   days on market $74,900 Active 33 DOM
8. 2026-06-09
   days on market $74,900 Active 32 DOM
9. 2026-06-08
   days on market $74,900 Active 31 DOM
10. 2026-06-07
    days on market $74,900 Active 30 DOM
11. 2026-06-05
    days on market $74,900 Active 27 DOM
12. 2026-06-03
    days on market $74,900 Active 26 DOM
13. 2026-06-02
    days on market $74,900 Active 25 DOM
14. 2026-06-01
    days on market $74,900 Active 24 DOM
15. 2026-05-31
    days on market $74,900 Active 23 DOM
16. 2026-05-30
    days on market $74,900 Active 22 DOM
17. 2026-05-08
    listed $74,900 Active 798-char remark
18. 2018-04-11
    soldstatus
19. 2017-12-12
    soldstatus
20. 2007-07-05
    soldstatus 57-char remark

    Show marketing remark (57 chars)

    Good buy on a three bedroom home. Ready to move in today.

21. 2007-06-28
    soldstatus
22. 2007-05-15
    listed $76,000 57-char remark

    Show marketing remark (57 chars)

    Good buy on a three bedroom home. Ready to move in today.

23. 1998-05-18
    soldstatus
24. 1988-04-01
    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: $868 · $72/mo
• Projected year-2 tax: $868 · $72/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 6/10 Major 7 d/yr ≥109°F today · 19 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: $15,800
• − Mortgage interest: −$4,196
• − Property taxes: −$868
• − Insurance: −$374
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$2,179
• Taxable income: $5,655
• Est. tax owed @ 24.0%: −$1,357
• After-tax cash flow: $5,169/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-1.4% since first listed

8 events — show timeline

• 2026-05-08 Listed $74,900 MLSU
• 2018-04-11 Sold (Public Records) — Public Records
• 2017-12-12 Sold (Public Records) — Public Records
• 2007-07-05 Sold (MLS) — MLSU
• 2007-06-28 Sold (Public Records) — Public Records
• 2007-05-15 Listed $76,000 MLSU
• 1998-05-18 Sold (Public Records) — Public Records
• 1988-04-01 Sold (Public Records) — Public Records

Property tax history

-0.2%/yr

Latest (2025): $868 · +2.6% YoY. Source: county tax records.