2703 Miller Ave · Jackson, MS 39213

$45,000

2 bd · 2.0 ba · 1,476 sqft · SingleFamily public records · 184 Days on market

Built 1952 7,405 sqft lot $30/sqft · 34% below area Est $65k · 30% under

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Why this score? — see what drove the A- 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
• 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

Listing remarks MLS

Opportunity awaits at 2703 Miller Ave! This home, amazing classic, is offering 1,400 sq. ft. of comfortable living space on a generous corner lot. This property is a fantastic option for investors or homebuyers seeking value and long-term potential. The home has a functional floorplan with a spacious living area, well-sized bedrooms, kitchen with dining area and provides a solid foundation for rental income or future improvements. The expansive lot provides ample space for outdoor enjoyment, gardening, or future exterior enhancements. With convenient access to schools, retail, I-220, and city amenities, this location is ideal for maximizing return on investment. All appliances will remain, making this an excellent option for home buyers or investors seeking a promising addition to their portfolio. Home will be sold as-is. No updates have been made, giving buyers the opportunity to customize and modernize according to their vision. Don't miss the chance to own an affordable property with great potential in the heart of city. Schedule your showing today!

Key facts

• Spacious living area
• Corner lot
• 7,405 sq ft lot

Tags

• CORNER LOT
• SPACIOUS LIVING AREA
• KITCHEN WITH DINING AREA
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO RETAIL
• CONVENIENT ACCESS TO I-220

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.0% 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: 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: 81 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 42% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($311 loan paydown + $4k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 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 1952 — 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: 2.31% ✓
• Cap rate: 19.00%
• Cash-on-cash: 45.40%
• DSCR: 3.02
• GRM: 3.6

CMA / ARV

• ARV (median comp): $64,569
• List price: $45,000
• Delta: -30.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3822 N Wabash St	0.54mi	3/2.0 (+1)	1,411 (-4%)	20mo	$63,000	$45	46
4021 N Wabash St	0.57mi	3/1.0 (+1)	1,340 (-9%)	4mo	$58,000	$43	46
4328 California Ave	0.72mi	3/2.0 (+1)	1,308 (-11%)	2mo	$72,500	$55	41
2340 Queensroad Ave	0.63mi	3/2.0 (+1)	1,645 (+11%)	11mo	$101,000	$61	37

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: 59.7%
• Equity multiple: 5.36×
• Total profit: $54,906
• Equity at exit: $40,540

10-year hold

• IRR: 53.3%
• Equity multiple: 11.94×
• Total profit: $137,887
• Equity at exit: $87,425

Cash invested: $12,600 (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 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,040 high
• Mortgage (P&I): −$236
• Tax from tax record: −$90 /mo · $1,086/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $477

Break-even live

Break-even rent $437

Max offer price $45,000

Occupancy floor 49%

Sensitivity live

Price	-10% $502	-5% $489	+0% $477	+5% $464	+10% $451
Rent	-10% $395	-5% $436	+0% $477	+5% $518	+10% $559
Rate	-1.0pp $499	-0.5pp $488	base $477	+0.5pp $465	+1.0pp $453

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2475 Greenfield Ave Jackson, MS	2.0	1.5	1000	$800	$0.80	44d	1	0.27mi
3625 Liberty St Jackson, MS	3.0	1.0	1056	$1,190	$1.13	14d	1	0.32mi
3444 Martin Luther King Jr Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	44d	1	0.73mi
2829 Comfort St Jackson, MS	3.0	2.0	1260	$1,250	$0.99	14d	1	0.92mi
2829 Comfort St Jackson, MS	3.0	1.5	1260	$1,250	$0.99	24d	1	0.92mi

Listing history 16 events

1. 2026-06-09
   status $45,000 Pending 184 DOM
2. 2026-06-08
   days on market $45,000 Active 184 DOM
3. 2026-06-07
   days on market $45,000 Active 183 DOM
4. 2026-06-05
   days on market $45,000 Active 180 DOM
5. 2026-06-03
   days on market $45,000 Active 179 DOM
6. 2026-06-02
   days on market $45,000 Active 178 DOM
7. 2026-06-01
   days on market $45,000 Active 177 DOM
8. 2026-05-31
   days on market $45,000 Active 176 DOM
9. 2026-05-30
   days on market $45,000 Active 175 DOM
10. 2025-12-06
    listed $45,000 Active 1078-char remark

    Show marketing remark (1078 chars)

    Opportunity awaits at 2703 Miller Ave! This home, amazing classic, is offering 1,400 sq. ft. of comfortable living space on a generous corner lot. This property is a fantastic option for investors or homebuyers seeking value and long-term potential. The home has a functional floorplan with a spacious living area, well-sized bedrooms, kitchen with dining area and provides a solid foundation for rental income or future improvements. The expansive lot provides ample space for outdoor enjoyment, gardening, or future exterior enhancements. With convenient access to schools, retail, I-220, and city amenities, this location is ideal for maximizing return on investment. All appliances will remain, making this an excellent option for home buyers or investors seeking a promising addition to their portfolio. Home will be sold as-is. No updates have been made, giving buyers the opportunity to customize and modernize according to their vision. Don't miss the chance to own an affordable property with great potential in the heart of city. Schedule your showing today!

11. 2023-11-02
    soldstatus
12. 2023-08-25
    soldstatus
13. 2016-07-09
    soldstatus
14. 2000-03-21
    soldstatus
15. 1997-08-18
    soldstatus
16. 1968-11-13
    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: $1,086 · $90/mo
• Projected year-2 tax: $1,086 · $90/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 ≥109°F today · 18 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: $12,485
• − Mortgage interest: −$2,521
• − Property taxes: −$1,086
• − Insurance: −$225
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$1,309
• Taxable income: $5,347
• Est. tax owed @ 24.0%: −$1,283
• After-tax cash flow: $4,437/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): 18,691
• Household income: $29,541
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1138.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 0% · 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: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

7 events — show timeline

• 2025-12-06 Listed $45,000 MLSU
• 2023-11-02 Sold (Public Records) — Public Records
• 2023-08-25 Sold (Public Records) — Public Records
• 2016-07-09 Sold (Public Records) — Public Records
• 2000-03-21 Sold (Public Records) — Public Records
• 1997-08-18 Sold (Public Records) — Public Records
• 1968-11-13 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,086 · +3.2% YoY. Source: county tax records.