1940 Ventura Dr · Jackson, MS 39204

$64,900

3 bd · 2.0 ba · 1,202 sqft · SingleFamily public records · 34 Days on market

Built 1960 10,454 sqft lot $54/sqft · 24% above area Est $53k · 24% over ↓ 17% 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
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks

Rare opportunity to own a charming all-brick ranch on a massive 1-acre level lot in the heart of South Jackson. This established 3BR/1.5BA home features original hardwood floors and a spacious 1,202 sq. ft. layout. The functional kitchen flows into a cozy living area with a central masonry fireplace, perfect for gatherings. Enjoy ultimate privacy on the expansive rectangular lot, offering plenty of space for a workshop, garden, or outdoor entertaining. Features include an attached 2-car carport, storm doors for added security, and a crawl space foundation with a sump pump for peace of mind. Located in the JPS district, just minutes from downtown and local parks.

Key facts

• All-brick ranch
• 0.24 acre lot
• 2 parking spots

Tags

• ALL-BRICK RANCH
• MASSIVE 1-ACRE LEVEL LOT
• ORIGINAL HARDWOOD FLOORS
• CENTRAL MASONRY FIREPLACE
• EXPANSIVE RECTANGULAR LOT
• ATTACHED 2-CAR CARPORT

Property features AI

Exterior

• Parking: 2 covered carport spaces; Concrete and paved parking surfaces
• Security: Deadbolt locks
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family house; One story; Brick construction; Entry level is main level
• Construction: Asphalt shingle roof; Brick exterior; Conventional foundation; Built in public-records year (year built source: public records)
• Exterior features: Private yard; Rain gutters; Few trees; Level lot

Interior

• Kitchen: Kitchen approximately 15 x 11
• Bedrooms: Primary bedroom (Main level) — approximately 13 x 11; Bedroom (Main level) — approximately 11 x 10; Bedroom (Main level) — approximately 10 x 10
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fans for additional cooling
• Interior features: Ceiling fans; Masonry fireplace; Aluminum-framed windows; Deadbolt locks; Crawl space basement
• Laundry & utility: Laundry inside on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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: Whitten Middle School (math 4% / reading 11%, grade F, #168 of 179 statewide, top 94%, 338 students, 100% FRL); Wingfield High School (math 7% / reading 12%, grade F, #179 of 197 statewide, top 92%, 608 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $1,228/mo this rent would consume 49% of the median local household income ($30k/yr) (locally 1099% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k 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 + 8.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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: 1.89% ✓
• Cap rate: 16.45%
• Cash-on-cash: 36.27%
• DSCR: 2.61
• GRM: 4.4

CMA / ARV

• ARV (median comp): $52,516
• List price: $64,900
• Delta: 23.58%
• 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
1725 Camellia Ln	0.40mi	3/1.5	1,134 (-6%)	3mo	$40,000	$35	68
1906 Shamrock Dr	0.44mi	3/1.5	1,156 (-4%)	5mo	$59,000	$51	67
936 Winn St	0.59mi	3/2.5	1,196 (-0%)	6mo	$44,500	$37	65
1319 Dorgan St	0.57mi	3/2.0	1,131 (-6%)	1mo	$65,000	$57	63
545 Merigold Dr	0.70mi	3/2.0	1,220 (+2%)	4mo	$79,000	$65	61
2112 Paden St	0.59mi	3/1.0	1,259 (+5%)	1mo	$35,000	$28	60
1746 Casteel Dr	0.39mi	3/2.0	1,376 (+14%)	1mo	$65,000	$47	56
1904 Willaneel Dr	0.37mi	2/1.0 (-1)	1,091 (-9%)	6mo	$15,000	$14	53
2023 Paden St	0.56mi	3/1.0	1,111 (-8%)	6mo	$31,999	$29	52
2261 Paden St	0.63mi	3/2.0	1,369 (+14%)	3mo	$70,000	$51	45
715 Dorgan St	0.75mi	3/1.0	1,122 (-7%)	6mo	$77,500	$69	45
931 Stuart St	0.67mi	3/2.0	1,363 (+13%)	3mo	$32,500	$24	44

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 55.4%
• Equity multiple: 5.23×
• Total profit: $76,822
• Equity at exit: $58,467

10-year hold

• IRR: 51.0%
• Equity multiple: 12.82×
• Total profit: $214,799
• Equity at exit: $126,086

Cash invested: $18,172 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,228 high
• Mortgage (P&I): −$340
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $549

Break-even live

Break-even rent $533

Max offer price $64,900

Occupancy floor 50%

Sensitivity live

Price	-10% $586	-5% $568	+0% $549	+5% $531	+10% $513
Rent	-10% $452	-5% $501	+0% $549	+5% $598	+10% $646
Rate	-1.0pp $582	-0.5pp $566	base $549	+0.5pp $532	+1.0pp $515

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	14d	1	0.47mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	0.48mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	0.48mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	0.81mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	0.82mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	0.88mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	0.88mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	0.89mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	0.89mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	1.05mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	14d	1	1.15mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	1.19mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	1.22mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	44d	1	1.22mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	44d	18	1.23mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	1.28mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.41mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	1.47mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	1.47mi

Listing history 37 events

1. 2026-06-18
   days on market $64,900 Active 34 DOM
2. 2026-06-17
   days on market $64,900 Active 33 DOM
3. 2026-06-16
   days on market $64,900 Active 32 DOM
4. 2026-06-15
   days on market $64,900 Active 31 DOM
5. 2026-06-14
   days on market $64,900 Active 29 DOM
6. 2026-06-13
   days on market $64,900 Active 28 DOM
7. 2026-06-10
   days on market $64,900 Active 26 DOM
8. 2026-06-09
   days on market $64,900 Active 25 DOM
9. 2026-06-08
   days on market $64,900 Active 24 DOM
10. 2026-06-07
    days on market $64,900 Active 23 DOM
11. 2026-06-05
    days on market $64,900 Active 20 DOM
12. 2026-06-03
    days on market $64,900 Active 19 DOM
13. 2026-06-02
    days on market $64,900 Active 18 DOM
14. 2026-06-01
    days on market $64,900 Active 17 DOM
15. 2026-05-31
    days on market $64,900 Active 16 DOM
16. 2026-05-30
    days on market $64,900 Active 15 DOM
17. 2026-05-15
    listed $64,900 Active 673-char remark
18. 2021-10-02
    historical
19. 2021-10-02
    historical
20. 2021-10-01
    historical
21. 2020-07-07
    soldstatus
22. 2017-02-17
    soldstatus
23. 2017-02-17
    soldstatus
24. 2017-01-23
    listed $29,900
25. 2013-11-15
    listed $49,000
26. 2013-04-30
    soldstatus
27. 2012-09-07
    soldstatus
28. 2008-09-23
    soldstatus
29. 2008-03-11
    listed $80,000
30. 2007-04-04
    soldstatus
31. 2006-09-26
    listed $76,000
32. 2006-08-31
    soldstatus
33. 2005-05-09
    historical
34. 2005-03-16
    listed $78,000
35. 2000-09-08
    soldstatus
36. 1997-02-11
    soldstatus
37. 1993-02-02
    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: $643 · $54/mo
• Projected year-2 tax: $643 · $54/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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 17 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: $14,738
• − Mortgage interest: −$3,635
• − Property taxes: −$643
• − Insurance: −$324
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$1,888
• Taxable income: $5,889
• Est. tax owed @ 24.0%: −$1,413
• After-tax cash flow: $5,178/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): 13,249
• Household income: $30,237
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 1099.0

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 5% Two or more races 4% Hispanic / Latino 3%
• Foreign-born: 2% · 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: ▲ 17.25%
• Current HPI: 233.9061
• Rent YoY: ▲ 13.56%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-16.8% since first listed

21 events — show timeline

• 2026-05-15 Listed $64,900 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2020-07-07 Sold (Public Records) — Public Records
• 2017-02-17 Sold (Public Records) — Public Records
• 2017-02-17 Sold (MLS) — MLSU
• 2017-01-23 Listed $29,900 MLSU
• 2013-11-15 Listed $49,000 MLSU
• 2013-04-30 Sold (Public Records) — Public Records
• 2012-09-07 Sold (Public Records) — Public Records
• 2008-09-23 Sold (Public Records) — Public Records
• 2008-03-11 Listed $80,000 MLSU
• 2007-04-04 Sold (Public Records) — Public Records
• 2006-09-26 Listed $76,000 MLSU
• 2006-08-31 Sold (Public Records) — Public Records
• 2005-05-09 Listing Removed — MLSU
• 2005-03-16 Listed $78,000 MLSU
• 2000-09-08 Sold (Public Records) — Public Records
• 1997-02-11 Sold (Public Records) — Public Records
• 1993-02-02 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $643 · +2.2% YoY. Source: county tax records.