1231 Monroe St · Jackson, MS 39202

$150,000

3 bd · 1.0 ba · 1,435 sqft · SingleFamily public records · 69 Days on market

Built 1950 0.35 ac lot $105/sqft · 31% below area Est $218k · 31% under

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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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this AFFORDABLE 3 bedroom / 2 bathroom home conveniently located in Belhaven. This will make a great home for someone wanting to be near one of the colleges or hospitals. Original wood floors run through the majority of the home. The bedrooms are spacious. The kitchen has lots of room as well and has gas range and solid surface counters. The deck outback is a nice outdoor space for relaxing or entertaining. Check out the 3D virtual tour to get a feel for the space and to see the layout before coming to see the property in person. Call or text today to schedule your private viewing.

Key facts

• Original wood floors
• Outdoor space
• Gas range

Tags

• ORIGINAL WOOD FLOORS
• GAS RANGE
• SOLID SURFACE COUNTERS
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (0.2% below list).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 9.9% in Jackson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Casey Elementary School (math 17% / reading 42%, grade F, #188 of 375 statewide, top 51%, 279 students, 100% FRL); Bailey Middle Apac School (math 46% / reading 62%, grade B-, #18 of 179 statewide, top 10%, 247 students, 100% FRL); Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Zoned-school proficiency averages 34% at this address vs 14% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Jackson Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.9%/yr); 40 active listings in the ZIP; 11 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).
• At $1,496/mo this rent would consume 47% of the median local household income ($39k/yr) (locally 628% 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.00% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 8.4

CMA / ARV

• ARV (median comp): $218,483
• List price: $150,000
• Delta: -31.34%
• 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
1054 Madison St	0.24mi	3/2.0	1,492 (+4%)	4mo	$144,000	$97	75
908 Madison St	0.38mi	3/2.0	1,438 (+0%)	7mo	$219,900	$153	72
1704 Linden Pl	0.45mi	2/1.0 (-1)	1,361 (-5%)	6mo	$104,900	$77	60
1710 Pine St	0.50mi	2/2.0 (-1)	1,352 (-6%)	1mo	$203,900	$151	57
1039 Monroe St	0.25mi	3/2.0	1,650 (+15%)	4mo	$149,900	$91	56
120 Pinehaven Dr	0.63mi	2/1.0 (-1)	1,410 (-2%)	11mo	$209,000	$148	53
1711 Poplar Blvd	0.40mi	3/2.0	1,598 (+11%)	7mo	$300,000	$188	53
1822 Howard St	0.73mi	3/2.0	1,510 (+5%)	8mo	$159,900	$106	47
761 Euclid Ave	0.56mi	3/2.0	1,636 (+14%)	2mo	$245,000	$150	45
1716 Saint Mary St	0.57mi	3/2.0	1,606 (+12%)	8mo	$199,800	$124	42
1728 Lyncrest Ave	0.52mi	2/1.0 (-1)	1,611 (+12%)	12mo	$200,000	$124	41
141 River Park Dr	0.63mi	2/2.0 (-1)	1,233 (-14%)	13mo	$195,000	$158	27

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 · 5.91% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.77×
• Total profit: $-9,532
• Equity at exit: $22,365

10-year hold

• IRR: 6.9%
• Equity multiple: 1.59×
• Total profit: $24,596
• Equity at exit: $12,969

Cash invested: $42,000 (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 39202

• Home prices YoY: -23.3%
• Rents YoY: 5.9%
• Active inventory: 40
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,496 high
• Mortgage (P&I): −$787
• Tax from tax record: −$172 /mo · $2,064/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $161

Break-even live

Break-even rent $1,293

Max offer price $150,000

Occupancy floor 84%

Sensitivity live

Price	-10% $246	-5% $203	+0% $161	+5% $119	+10% $76
Rent	-10% $43	-5% $102	+0% $161	+5% $220	+10% $279
Rate	-1.0pp $237	-0.5pp $199	base $161	+0.5pp $122	+1.0pp $83

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1119 Manship St Jackson, MS	2.0	2.0	1587	$2,200	$1.39	16d	1	0.06mi
1202 E Fortification St Jackson, MS	2.0	1.0	1225	$1,150	$0.94	25d	1	0.18mi
1140 Greymont Ave Jackson, MS	1.0–2.0	1.0–2.0	835	$1,250	$1.50	16d	6	0.19mi
1140 Greymont Ave Unit C13 Jackson, MS	2.0	2.0	1050	$1,250	$1.19	46d	1	0.19mi
949 Morningside St Jackson, MS	2.0	1.0	900	$965	$1.07	25d	1	0.37mi
910 Morningside St Jackson, MS	3.0	2.5	1400	$1,395	$1.00	46d	1	0.40mi
950 North St Jackson, MS	2.0	1.0	1000	$1,295	$1.29	16d	1	0.45mi
836 Riverview Dr Jackson, MS	2.0	1.5	945	$1,095	$1.16	25d	1	0.46mi
850 N Jefferson St Jackson, MS	1.0–2.0	1.0–2.0	880	$1,099	$1.25	16d	4	0.53mi
1710 N State St Jackson, MS	2.0	2.0	1800	$2,450	$1.36	25d	1	0.63mi
1225 Bailey Ave Jackson, MS	2.0	1.0	990	$750	$0.76	46d	1	1.45mi

Listing history 27 events

1. 2026-06-22
   days on market $150,000 Active 69 DOM
2. 2026-06-18
   days on market $150,000 Active 66 DOM
3. 2026-06-17
   pricedays on market $150,000 Active 65 DOM
4. 2026-06-16
   days on market $160,000 Active 64 DOM
5. 2026-06-15
   days on market $160,000 Active 63 DOM
6. 2026-06-14
   days on market $160,000 Active 61 DOM
7. 2026-06-13
   days on market $160,000 Active 60 DOM
8. 2026-06-10
   days on market $160,000 Active 58 DOM
9. 2026-06-09
   days on market $160,000 Active 57 DOM
10. 2026-06-08
    days on market $160,000 Active 56 DOM
11. 2026-06-07
    days on market $160,000 Active 55 DOM
12. 2026-06-05
    days on market $160,000 Active 52 DOM
13. 2026-06-03
    pricedays on market $160,000 Active 51 DOM
14. 2026-06-02
    days on market $165,000 Active 50 DOM
15. 2026-06-01
    status $165,000 Active 49 DOM
16. 2026-04-08
    status Active 605-char remark

    Show marketing remark (605 chars)

    Check out this AFFORDABLE 3 bedroom / 2 bathroom home conveniently located in Belhaven. This will make a great home for someone wanting to be near one of the colleges or hospitals. Original wood floors run through the majority of the home. The bedrooms are spacious. The kitchen has lots of room as well and has gas range and solid surface counters. The deck outback is a nice outdoor space for relaxing or entertaining. Check out the 3D virtual tour to get a feel for the space and to see the layout before coming to see the property in person. Call or text today to schedule your private viewing.

17. 2026-04-03
    status Pending 605-char remark

    Show marketing remark (605 chars)

    Check out this AFFORDABLE 3 bedroom / 2 bathroom home conveniently located in Belhaven. This will make a great home for someone wanting to be near one of the colleges or hospitals. Original wood floors run through the majority of the home. The bedrooms are spacious. The kitchen has lots of room as well and has gas range and solid surface counters. The deck outback is a nice outdoor space for relaxing or entertaining. Check out the 3D virtual tour to get a feel for the space and to see the layout before coming to see the property in person. Call or text today to schedule your private viewing.

18. 2026-03-27
    listed $165,000 Active 605-char remark

    Show marketing remark (605 chars)

    Check out this AFFORDABLE 3 bedroom / 2 bathroom home conveniently located in Belhaven. This will make a great home for someone wanting to be near one of the colleges or hospitals. Original wood floors run through the majority of the home. The bedrooms are spacious. The kitchen has lots of room as well and has gas range and solid surface counters. The deck outback is a nice outdoor space for relaxing or entertaining. Check out the 3D virtual tour to get a feel for the space and to see the layout before coming to see the property in person. Call or text today to schedule your private viewing.

19. 2023-08-31
    soldstatus Closed 302-char remark

    Show marketing remark (302 chars)

    Great 3 bed 2 bath home located in Belhaven. This home has been very well maintained and has a lot to offer. Beautiful wood floors, large bed rooms, and a spacious open kitchen. The back yard is very secluded offering lots of privacy. Call your favorite Realtor today for your very own private showing.

20. 2023-08-30
    soldstatus
21. 2023-06-06
    status Pending 302-char remark

    Show marketing remark (302 chars)

    Great 3 bed 2 bath home located in Belhaven. This home has been very well maintained and has a lot to offer. Beautiful wood floors, large bed rooms, and a spacious open kitchen. The back yard is very secluded offering lots of privacy. Call your favorite Realtor today for your very own private showing.

22. 2023-02-16
    price $158,500 302-char remark

    Show marketing remark (302 chars)

    Great 3 bed 2 bath home located in Belhaven. This home has been very well maintained and has a lot to offer. Beautiful wood floors, large bed rooms, and a spacious open kitchen. The back yard is very secluded offering lots of privacy. Call your favorite Realtor today for your very own private showing.

23. 2023-01-10
    price $168,000 302-char remark

    Show marketing remark (302 chars)

    Great 3 bed 2 bath home located in Belhaven. This home has been very well maintained and has a lot to offer. Beautiful wood floors, large bed rooms, and a spacious open kitchen. The back yard is very secluded offering lots of privacy. Call your favorite Realtor today for your very own private showing.

24. 2022-09-06
    listed $190,000 Active 302-char remark

    Show marketing remark (302 chars)

    Great 3 bed 2 bath home located in Belhaven. This home has been very well maintained and has a lot to offer. Beautiful wood floors, large bed rooms, and a spacious open kitchen. The back yard is very secluded offering lots of privacy. Call your favorite Realtor today for your very own private showing.

25. 2009-06-24
    soldstatus
26. 2008-01-10
    soldstatus
27. 2007-11-26
    listed $99,000

ⓘ 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: $2,064 · $172/mo
• Projected year-2 tax: $2,064 · $172/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 6/10 Major FEMA zone X (unshaded) · 75% 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 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: $17,955
• − Mortgage interest: −$8,402
• − Property taxes: −$2,064
• − Insurance: −$750
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$4,364
• Taxable loss: −$497
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $2,051/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): 6,832
• Household income: $38,554
• Rent vs Own: 67.5% rent · 32.5% own
• Severe rent burden: 628.0

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: Majority Black (54%)
• Race & ethnicity: Black 54% White 41% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% 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: ▼ -44.29%
• Current HPI: 145.4466
• Rent YoY: ▲ 5.91%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+66.7% since first listed

12 events — show timeline

• 2026-04-08 Relisted — MLSU
• 2026-04-03 Pending — MLSU
• 2026-03-27 Listed $165,000 MLSU
• 2023-08-31 Sold (MLS) — MLSU
• 2023-08-30 Sold (Public Records) — Public Records
• 2023-06-06 Pending — MLSU
• 2023-02-16 Price Changed $158,500 MLSU
• 2023-01-10 Price Changed $168,000 MLSU
• 2022-09-06 Listed $190,000 MLSU
• 2009-06-24 Sold (Public Records) — Public Records
• 2008-01-10 Sold (Public Records) — Public Records
• 2007-11-26 Listed $99,000 MLSU

Property tax history

+1.3%/yr

Latest (2025): $2,064 · +1.0% YoY. Source: county tax records.