305 Broadmoor Dr · Jackson, MS 39206

$84,900

2 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 41 Days on market

Built 1950 0.25 ac lot $49/sqft · 11% above area Est $77k · 11% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• ARV discount +2.8/15.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover this mid-century gem on a rare 1.0-acre city lot in the established Broadmoor neighborhood. Boasting 1,728 sq. ft. of living space, this spacious 3-bedroom, 2-bathroom ranch offers a perfect blend of classic character and modern functionality. The interior features beautiful original hardwoods, a functional eat-in kitchen with a pantry, and a dedicated laundry room. All living spaces are conveniently located on a single level. Outside, the expansive, level backyard is a private oasis with mature trees and a fenced perimeter.

Key facts

• Original hardwoods
• Single level
• 1 acre city lot

Tags

• 1 ACRE CITY LOT
• ORIGINAL HARDWOODS
• EAT-IN KITCHEN
• DEDICATED LAUNDRY ROOM
• SINGLE LEVEL
• EXPANSIVE LEVEL BACKYARD

Property features AI

Finance

• Other: Living area reported from public records (1,728); Lot size approximately 0.25 acre (10,890 sq ft)

Exterior

• Parking: 1-car garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One level; Conventional foundation
• Construction: Stucco exterior; Conventional foundation
• Exterior features: Architectural shingle roof; Chain link fence; Exterior lighting; Private entrance; Private yard; Rain gutters; Front yard; Fenced, interior city lot

Interior

• Kitchen: Gas cooktop; Oven; Refrigerator; Eat-in kitchen
• Bedrooms: Primary bedroom on the main level (approx. 14 x 14); Bedroom on the main level (approx. 12 x 12); Bedroom on the main level (approx. 11 x 11)
• Flooring: Wood flooring; Linoleum flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fan cooling
• Interior features: Ceiling fans; Eat-in kitchen; Vinyl windows; Fireplace (other type); 3 total rooms
• Laundry & utility: Electric dryer hookup; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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: Boyd Elementary School (math 0% / reading 9%, grade F, #368 of 375 statewide, top 98%, 405 students, 100% FRL); Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 44% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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 1950 — 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 $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1950 — 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: 1.83% ✓
• Cap rate: 14.75%
• Cash-on-cash: 30.21%
• DSCR: 2.34
• GRM: 4.6

CMA / ARV

• ARV (median comp): $76,812
• List price: $84,900
• Delta: 10.53%
• 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
4528 Meadowridge Dr	0.40mi	3/2.0 (+1)	1,714 (-1%)	4mo	$199,900	$117	72
262 Iris Ave	0.48mi	3/2.0 (+1)	1,768 (+2%)	5mo	$59,900	$34	64
4816 Maplewood Dr	0.10mi	3/2.0 (+1)	1,510 (-13%)	6mo	$76,720	$51	64
4810 Sheridan Dr	0.15mi	3/2.0 (+1)	1,620 (-6%)	16mo	$38,900	$24	64
4359 Brook Dr	0.62mi	3/2.0 (+1)	1,817 (+5%)	3mo	$260,000	$143	55
208 Forest Ave	0.47mi	3/2.0 (+1)	1,630 (-6%)	12mo	$138,750	$85	53
1002 Parkwood Pl	0.70mi	3/2.0 (+1)	1,723 (-0%)	14mo	$101,200	$59	50
536 Belvedere Rd	0.31mi	3/2.0 (+1)	1,488 (-14%)	14mo	$90,000	$60	46
971 Parkwood Pl	0.71mi	3/2.0 (+1)	1,601 (-7%)	6mo	$230,000	$144	44
758 Robinhood Rd	0.61mi	3/3.0 (+1)	1,536 (-11%)	8mo	$155,000	$101	37
333 Northside Cir	0.66mi	3/3.0 (+1)	1,543 (-11%)	17mo	$59,900	$39	28
1036 Parkwood Pl	0.75mi	3/3.0 (+1)	1,950 (+13%)	17mo	$135,000	$69	21

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: 24.7%
• Equity multiple: 2.02×
• Total profit: $24,138
• Equity at exit: $12,659

10-year hold

• IRR: 32.4%
• Equity multiple: 3.91×
• Total profit: $69,206
• Equity at exit: $7,341

Cash invested: $23,772 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,550 high
• Mortgage (P&I): −$445
• Tax from tax record: −$146 /mo · $1,749/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $598

Break-even live

Break-even rent $793

Max offer price $84,900

Occupancy floor 56%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	0.21mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	43d	1	0.29mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	43d	1	0.44mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	0.59mi
724 Meadowbrook Rd Jackson, MS	3.0	2.0	1593	$2,150	$1.35	43d	1	0.68mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	13d	1	0.74mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	43d	1	0.74mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	13d	1	0.82mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	23d	1	0.82mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$900	$0.86	13d	31	0.91mi
4091 Pine Hill Dr Jackson, MS	3.0	2.0	1551	$3,000	$1.93	23d	1	0.92mi
4220 Council Cir Jackson, MS	3.0	2.5	1780	$1,850	$1.04	23d	1	0.92mi
4056 Redwing Ave Jackson, MS	3.0	2.0	1678	$1,850	$1.10	43d	1	0.99mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	43d	1	1.11mi
3611 N State St Jackson, MS	3.0	2.5	1540	$1,800	$1.17	43d	1	1.35mi
963 Pine Lake Dr Jackson, MS	3.0	1.5	1196	$1,050	$0.88	43d	1	1.39mi

Listing history 29 events

1. 2026-06-18
   days on market $84,900 Active 41 DOM
2. 2026-06-17
   days on market $84,900 Active 40 DOM
3. 2026-06-16
   days on market $84,900 Active 39 DOM
4. 2026-06-15
   days on market $84,900 Active 38 DOM
5. 2026-06-14
   days on market $84,900 Active 36 DOM
6. 2026-06-13
   days on market $84,900 Active 35 DOM
7. 2026-06-10
   days on market $84,900 Active 33 DOM
8. 2026-06-09
   days on market $84,900 Active 32 DOM
9. 2026-06-08
   days on market $84,900 Active 31 DOM
10. 2026-06-07
    days on market $84,900 Active 30 DOM
11. 2026-06-05
    days on market $84,900 Active 27 DOM
12. 2026-06-03
    days on market $84,900 Active 26 DOM
13. 2026-06-02
    days on market $84,900 Active 25 DOM
14. 2026-06-01
    days on market $84,900 Active 24 DOM
15. 2026-05-31
    days on market $84,900 Active 23 DOM
16. 2026-05-30
    days on market $84,900 Active 22 DOM
17. 2026-05-08
    listed $84,900 Active 540-char remark
18. 2021-10-08
    historical
19. 2021-10-02
    historical
20. 2021-10-02
    historical
21. 2020-06-04
    soldstatus
22. 2010-05-19
    listed $70,000
23. 2007-06-18
    listed $85,000
24. 2004-08-19
    soldstatus
25. 2004-08-09
    soldstatus
26. 2004-07-16
    listed $42,000
27. 2000-07-07
    listed $51,000
28. 1998-04-30
    soldstatus
29. 1997-10-23
    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: $1,749 · $146/mo
• Projected year-2 tax: $1,749 · $146/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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,603
• − Mortgage interest: −$4,756
• − Property taxes: −$1,749
• − Insurance: −$424
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$2,470
• Taxable income: $6,228
• Est. tax owed @ 24.0%: −$1,495
• After-tax cash flow: $5,686/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

+66.5% since first listed

13 events — show timeline

• 2026-05-08 Listed $84,900 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2020-06-04 Sold (Public Records) — Public Records
• 2010-05-19 Listed $70,000 MLSU
• 2007-06-18 Listed $85,000 MLSU
• 2004-08-19 Sold (MLS) — MLSU
• 2004-08-09 Sold (Public Records) — Public Records
• 2004-07-16 Listed $42,000 MLSU
• 2000-07-07 Listed $51,000 MLSU
• 1998-04-30 Sold (Public Records) — Public Records
• 1997-10-23 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,749 · +0.6% YoY. Source: county tax records.