3804 Saint Francis St · Jackson, MS 39206

$116,000

4 bd · 2.0 ba · 1,527 sqft · SingleFamily public records · 143 Days on market

Built 1943 9,147 sqft lot $76/sqft · 33% below area Est $173k · 33% under

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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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR ALERT CAST BONANZA EXCELLENT CASH FLOW ON DAY ONE * NO DELAYS *NO REHAB *BUY AND HOLD

Key facts

• 9,147 sq ft lot
• Built 1943
• Listed 143 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $102k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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: schools F, amenities F, employment 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.
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,842/mo this rent would consume 52% of the median local household income ($43k/yr) (locally 1554% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $802 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 6 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

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• 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 $102,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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: 1.59% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.72%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $172,571
• List price: $116,000
• Delta: -32.78%
• 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
404 Downing St	0.26mi	4/2.0	1,428 (-6%)	1mo	$185,000	$130	76
3526 Downing St	0.35mi	3/2.0 (-1)	1,500 (-2%)	8mo	$199,000	$133	69
464 E Ridgeway St	0.25mi	3/2.0 (-1)	1,675 (+10%)	3mo	$199,900	$119	64
618 Eagle Ave	0.52mi	3/2.0 (-1)	1,548 (+1%)	11mo	$189,000	$122	59
4018 Redwing Ave	0.40mi	3/2.0 (-1)	1,620 (+6%)	10mo	$255,000	$157	58
4081 Pine Hill Dr	0.27mi	3/2.0 (-1)	1,713 (+12%)	6mo	$180,000	$105	57
417 Dunbar St	0.39mi	3/2.0 (-1)	1,362 (-11%)	2mo	$174,900	$128	57
342 Iroquois Ave	0.32mi	3/1.5 (-1)	1,300 (-15%)	5mo	$157,500	$121	49
309 Dunbar St	0.41mi	3/1.0 (-1)	1,381 (-10%)	8mo	$15,000	$11	49
534 Warrior Trl	0.45mi	3/2.0 (-1)	1,748 (+14%)	10mo	$230,000	$132	42
547 Broadway Ave	0.56mi	4/3.0	1,723 (+13%)	8mo	$279,510	$162	42
4058 Robin Dr	0.72mi	3/2.0 (-1)	1,344 (-12%)	8mo	$212,000	$158	35

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: 17.9%
• Equity multiple: 1.72×
• Total profit: $23,530
• Equity at exit: $17,296

10-year hold

• IRR: 26.3%
• Equity multiple: 3.28×
• Total profit: $74,161
• Equity at exit: $10,030

Cash invested: $32,480 (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: 119
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,842 high
• Mortgage (P&I): −$608
• Tax from tax record: −$130 /mo · $1,555/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $669

Break-even live

Break-even rent $995

Max offer price $116,000

Occupancy floor 59%

Sensitivity live

Price	-10% $735	-5% $702	+0% $669	+5% $636	+10% $604
Rent	-10% $524	-5% $596	+0% $669	+5% $742	+10% $815
Rate	-1.0pp $728	-0.5pp $699	base $669	+0.5pp $639	+1.0pp $609

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4091 Pine Hill Dr Jackson, MS	3.0	2.0	1551	$3,000	$1.93	24d	1	0.33mi
3611 N State St Jackson, MS	3.0	2.5	1540	$1,800	$1.17	44d	1	0.39mi
4056 Redwing Ave Jackson, MS	3.0	2.0	1678	$1,850	$1.10	44d	1	0.41mi
4220 Council Cir Jackson, MS	3.0	2.5	1780	$1,850	$1.04	24d	1	0.48mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	24d	1	0.51mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	14d	1	0.51mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	14d	1	0.60mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	44d	1	0.60mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	44d	1	0.78mi
220 Melbourne Rd Jackson, MS	4.0	2.0	1744	$1,350	$0.77	44d	1	0.80mi
2814 Smith Robinson St Jackson, MS	5.0	2.0	1899	$1,497	$0.79	24d	1	0.81mi
724 Meadowbrook Rd Jackson, MS	3.0	2.0	1593	$2,150	$1.35	44d	1	0.92mi
341 E Northside Dr Jackson, MS	4.0	2.0	1732	$1,775	$1.02	24d	1	0.95mi
622 Naples Rd Jackson, MS	4.0	2.5	2210	$1,650	$0.75	24d	1	1.02mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	44d	1	1.34mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	24d	1	1.40mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	24d	1	1.43mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	44d	1	1.45mi

Listing history 35 events

1. 2026-06-18
   days on market $116,000 Active 143 DOM
2. 2026-06-17
   days on market $116,000 Active 142 DOM
3. 2026-06-16
   days on market $116,000 Active 141 DOM
4. 2026-06-15
   days on market $116,000 Active 140 DOM
5. 2026-06-14
   days on market $116,000 Active 138 DOM
6. 2026-06-13
   days on market $116,000 Active 137 DOM
7. 2026-06-10
   days on market $116,000 Active 135 DOM
8. 2026-06-09
   days on market $116,000 Active 134 DOM
9. 2026-06-08
   days on market $116,000 Active 133 DOM
10. 2026-06-07
    days on market $116,000 Active 132 DOM
11. 2026-06-05
    days on market $116,000 Active 129 DOM
12. 2026-06-03
    days on market $116,000 Active 128 DOM
13. 2026-06-02
    days on market $116,000 Active 127 DOM
14. 2026-06-01
    days on market $116,000 Active 126 DOM
15. 2026-05-31
    days on market $116,000 Active 125 DOM
16. 2026-05-30
    days on market $116,000 Active 124 DOM
17. 2026-05-02
    status Active 107-char remark

    Show marketing remark (107 chars)

    INVESTOR ALERT CAST BONANZA EXCELLENT CASH FLOW ON DAY ONE * NO DELAYS *NO REHAB *BUY AND HOLD

18. 2026-04-30
    historical 107-char remark

    Show marketing remark (107 chars)

    INVESTOR ALERT CAST BONANZA EXCELLENT CASH FLOW ON DAY ONE * NO DELAYS *NO REHAB *BUY AND HOLD

19. 2026-01-24
    listed $116,000 Active 107-char remark

    Show marketing remark (107 chars)

    INVESTOR ALERT CAST BONANZA EXCELLENT CASH FLOW ON DAY ONE * NO DELAYS *NO REHAB *BUY AND HOLD

20. 2024-05-22
    soldstatus Closed 526-char remark

    Show marketing remark (526 chars)

    Come see this amazing home, located within minutes of Fondren and the hospital district in Jackson. Whether you want to experience the entertainment in the local area or need easy access to the interstate, this home is perfect for you! It features 4 bedrooms, 2 full bathrooms, a dining area, family room, and office space or sitting area. This home is situated on a corner lot with a large backyard with a drive gate. It has parking available on the front of the home and in the backyard. Make an appointment to see it today!

21. 2024-05-20
    soldstatus
22. 2024-04-12
    status Pending 526-char remark

    Show marketing remark (526 chars)

    Come see this amazing home, located within minutes of Fondren and the hospital district in Jackson. Whether you want to experience the entertainment in the local area or need easy access to the interstate, this home is perfect for you! It features 4 bedrooms, 2 full bathrooms, a dining area, family room, and office space or sitting area. This home is situated on a corner lot with a large backyard with a drive gate. It has parking available on the front of the home and in the backyard. Make an appointment to see it today!

23. 2024-04-08
    price $125,000 526-char remark

    Show marketing remark (526 chars)

    Come see this amazing home, located within minutes of Fondren and the hospital district in Jackson. Whether you want to experience the entertainment in the local area or need easy access to the interstate, this home is perfect for you! It features 4 bedrooms, 2 full bathrooms, a dining area, family room, and office space or sitting area. This home is situated on a corner lot with a large backyard with a drive gate. It has parking available on the front of the home and in the backyard. Make an appointment to see it today!

24. 2024-03-23
    listed $130,000 Active 526-char remark

    Show marketing remark (526 chars)

    Come see this amazing home, located within minutes of Fondren and the hospital district in Jackson. Whether you want to experience the entertainment in the local area or need easy access to the interstate, this home is perfect for you! It features 4 bedrooms, 2 full bathrooms, a dining area, family room, and office space or sitting area. This home is situated on a corner lot with a large backyard with a drive gate. It has parking available on the front of the home and in the backyard. Make an appointment to see it today!

25. 2023-11-24
    historical $1,195
26. 2023-10-29
    listed $1,195
27. 2023-10-17
    historical $1,195
28. 2023-09-01
    listed $1,195
29. 2022-02-11
    soldstatus
30. 2009-06-05
    soldstatus
31. 2008-05-22
    historical
32. 2007-06-25
    listed $14,500
33. 2005-07-19
    soldstatus
34. 1990-12-27
    soldstatus
35. 1988-04-25
    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: $1,555 · $130/mo
• Projected year-2 tax: $1,555 · $130/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 · 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: $22,108
• − Mortgage interest: −$6,498
• − Property taxes: −$1,555
• − Insurance: −$580
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$3,375
• Taxable income: $6,563
• Est. tax owed @ 24.0%: −$1,575
• After-tax cash flow: $6,455/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

+700.0% since first listed

19 events — show timeline

• 2026-05-02 Relisted — MLSU
• 2026-04-30 Listing Removed — MLSU
• 2026-01-24 Listed $116,000 MLSU
• 2024-05-22 Sold (MLS) — MLSU
• 2024-05-20 Sold (Public Records) — Public Records
• 2024-04-12 Pending — MLSU
• 2024-04-08 Price Changed $125,000 MLSU
• 2024-03-23 Listed $130,000 MLSU
• 2023-11-24 Rental Removed $1,195 APPFOLIO
• 2023-10-29 Listed for Rent $1,195 APPFOLIO
• 2023-10-17 Rental Removed $1,195 APPFOLIO
• 2023-09-01 Listed for Rent $1,195 APPFOLIO
• 2022-02-11 Sold (Public Records) — Public Records
• 2009-06-05 Sold (Public Records) — Public Records
• 2008-05-22 Listing Removed — MLSU
• 2007-06-25 Listed $14,500 MLSU
• 2005-07-19 Sold (Public Records) — Public Records
• 1990-12-27 Sold (Public Records) — Public Records
• 1988-04-25 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,555 · +2.0% YoY. Source: county tax records.