17 Property Portfolio - $232k/yr | 5 zip codes | Jackson, MS
17 Properties - $19,400/m - 5 zip codes - Jackson, MS
Marketing description
17-Door Jackson MS SFR Portfolio | $1.35M | 11.8% Cap | Off-Market
Acquire 17 cash-flowing single-family rentals across Jackson, Mississippi in a single, clean transaction. Priced at $79,412 per door, this off-market portfolio delivers immediate rental income, government-backed lease stability, and embedded value-add upside — all under one LLC, one closing.
The Income Story
Fifteen units are currently occupied producing $16,989 per month in verified rental income. Five of those leases are HUD-backed, with rent paid directly by the housing authority — providing a government-guaranteed income floor on nearly a third of the portfolio. Two vacant units represent an additional $2,350 per month in unrealized upside at current market rents, requiring no capital investment to activate.
At current occupancy, the portfolio produces an estimated NOI of $159,131 at an 11.8% cap rate. At full occupancy, NOI climbs to approximately $184,511 — a 13.7% cap on the asking price.
Why This Portfolio Works
Owner expenses are limited to property taxes and insurance only. Tenants pay all utilities. The low-overhead structure is a direct driver of the outsized yield. No deferred maintenance reserve, no utility management, no operational complexity beyond standard property oversight.
The Basis
$79,412 per door is well below replacement cost for Jackson residential construction. You are acquiring income-producing, occupied homes at a basis that provides meaningful downside protection — not a speculative play, not a heavy value-add rehab project, and not an assemblage of one-off deals.
The Diversification
Properties span five Jackson zip codes — 39204, 39206, 39209, 39212, and 39213. No single street, no single neighborhood, no concentration risk. Workforce housing demand across all five corridors is driven by Jackson's stable employment base in state government, healthcare, and higher education.
The Transaction
Single LLC entity. General Warranty Deed. One closing. Sub-portfolio bundle options are available for qualified buyers who prefer a smaller initial position. Full due diligence package — including individual leases, rent roll, and management records — available to qualified buyers upon request.
Do not contact the seller or tenants directly. All inquiries through the listing advisor.
Figures based on verified rent roll dated June 10, 2026. Property tax estimate pending confirmation of actual bills. NOI inclusive of 10% property management fee and confirmed $15,000 annual insurance. Buyer to independently verify all figures during due diligence.
Listing Advisor: Earl Simpson Jr. | Homes by Earl | 954-736-6243 | [email protected]
Investment highlights
17-Property Single-Family Rental Portfolio | Jackson, Mississippi | $1,350,000
This offering presents a rare opportunity to acquire a stabilized, cash-flowing portfolio of 17 single-family residences across five zip codes in Jackson, Mississippi — available exclusively off-market at $79,412 per door.
Immediate Cash Flow. Fifteen of the seventeen units are currently occupied, generating $16,989 in verified monthly rental income ($203,868 annually) with leases transferring at closing. No lease-up period, no stabilization risk — income begins on day one.
Government-Backed Income Stability. Five of the occupied units carry HUD-supported leases, with rent paid directly by the housing authority. Government-guaranteed income on nearly one-third of the portfolio materially reduces collection risk and provides a reliable income floor regardless of broader market conditions.
Low Expense Structure. Owner obligations are limited to property taxes and insurance — currently estimated at approximately $24,350 annually across all 17 properties. All utilities are tenant-paid. At a 10% property management fee, total annual operating expenses are estimated at approximately $44,737, producing a current NOI of approximately $159,131 and an 11.8% cap rate at the asking price.
Built-In Value-Add Upside. Two vacant units — 1826 Wisteria Drive and 3122 Oak Forest Drive — represent $2,350 per month in unrealized income at current market rents. Upon lease-up, full-occupancy NOI climbs to approximately $184,511 and the cap rate rises to 13.7%, with no additional capital investment required.
Geographic Diversification. Properties are distributed across five distinct Jackson zip codes (39204, 39206, 39209, 39212, 39213), reducing submarket concentration risk and providing exposure to multiple demand corridors throughout the city.
Clean Single-Entity Transfer. All 17 properties are held within Jackson Prime RE LLC, enabling a single closing, single deed transaction with no complex title assembly required.
Ideal Buyer Profile. Cash buyers, DSCR-ready investors, 1031 exchange buyers, funds, and out-of-state portfolio builders seeking immediate scale in an affordable, high-yield market. Sub-portfolio bundle options may be available for qualified buyers upon request.
All figures based on verified rent roll dated June 10, 2026. Property tax figures are estimates pending confirmation of actual tax bills. Buyer to perform independent due diligence on all rents, expenses, and property condition.
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