3960 Oaklawn Dr · Jackson, MS 39206

$70,000

2 bd · 1.0 ba · 1,219 sqft · SingleFamily public records · 60 Days on market

Built 1953 0.25 ac lot $57/sqft · 57% above area Est $49k · 43% 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
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3/1Needs rehab. With a list price of only $29k with 5K to close. Seller to Finance 204K @7% with monthly Payments of $277.00 Calculated at 120 months or 10 years with the first payment in 90 days .

Key facts

• 0.25 acre lot
• Parking
• Built 1953

Property features AI

Finance

• Other: Lot approximately 0.25 acre

Exterior

• Parking: Attached carport with space for 1 vehicle
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family house; One story; Listed as a fixer
• Construction: Brick construction; Slab foundation; Built (year per public records)
• Exterior features: Asphalt shingle roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Water heater; Private yard
• Laundry & utility: Laundry located in the carport

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: Green Elementary School (math 2% / reading 8%, grade F, #356 of 375 statewide, top 98%, 273 students, 100% FRL); Powell Middle School (math 3% / reading 6%, grade F, #177 of 179 statewide, top 99%, 320 students, 100% FRL); Callaway High School (math 3% / reading 10%, grade F, #191 of 197 statewide, top 97%, 923 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 121 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 35% 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1953 — 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: 1.79% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.75%
• DSCR: 2.28
• GRM: 4.7

CMA / ARV

• ARV (median comp): $49,114
• List price: $70,000
• Delta: 42.52%
• 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
214 Melbourne Rd Rd	0.20mi	2/1.0	1,207 (-1%)	6mo	$85,000	$70	84
134 Wacker Dr	0.45mi	3/1.0 (+1)	1,218 (-0%)	6mo	$70,000	$57	69
130 Wacker Dr	0.45mi	3/1.0 (+1)	1,302 (+7%)	1mo	$35,000	$27	62
506 Broadmoor Dr	0.61mi	3/2.0 (+1)	1,187 (-3%)	2mo	$79,900	$67	56
4858 Sheridan Dr	0.60mi	3/2.0 (+1)	1,264 (+4%)	2mo	$123,000	$97	55
544 Wellington Rd	0.64mi	2/1.0	1,092 (-10%)	4mo	$79,900	$73	49
342 Iroquois Ave	0.64mi	3/1.5 (+1)	1,300 (+7%)	5mo	$157,500	$121	48
4875 Churchill Dr	0.67mi	3/1.0 (+1)	1,118 (-8%)	3mo	$69,900	$63	47
443 Meadowbrook Rd	0.55mi	3/1.0 (+1)	1,088 (-11%)	7mo	$95,000	$87	46
4574 Hanging Moss Rd	0.72mi	2/2.0	1,306 (+7%)	8mo	$64,900	$50	43
731 Gardner St	0.64mi	3/1.0 (+1)	1,347 (+10%)	7mo	$209,000	$155	42
521 Launcelot Rd	0.68mi	3/2.0 (+1)	1,346 (+10%)	6mo	$87,000	$65	36

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: 22.9%
• Equity multiple: 1.94×
• Total profit: $18,391
• Equity at exit: $10,437

10-year hold

• IRR: 30.8%
• Equity multiple: 3.75×
• Total profit: $53,815
• Equity at exit: $6,052

Cash invested: $19,600 (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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 121
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,251 high
• Mortgage (P&I): −$367
• Tax from tax record: −$123 /mo · $1,472/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $470

Break-even live

Break-even rent $657

Max offer price $70,000

Occupancy floor 57%

Sensitivity live

Price	-10% $509	-5% $489	+0% $470	+5% $450	+10% $430
Rent	-10% $371	-5% $420	+0% $470	+5% $519	+10% $568
Rate	-1.0pp $505	-0.5pp $487	base $470	+0.5pp $451	+1.0pp $433

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	45d	1	0.20mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	15d	1	0.34mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	45d	1	0.34mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	25d	1	0.37mi
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	45d	1	0.39mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	25d	1	0.42mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	15d	1	0.42mi
227 Lawrence Rd #227 Jackson, MS	2.0	1.0	840	$995	$1.18	45d	1	0.61mi
227 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	15d	2	0.61mi
227 Lawrence Rd Jackson, MS	1.0	1.0	840	$900	$1.07	25d	1	0.61mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	25d	1	0.61mi
229 Lawrence Rd #229 Jackson, MS	2.0	1.0	840	$995	$1.18	45d	1	0.61mi
229 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	25d	1	0.61mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	45d	1	0.69mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	15d	1	0.76mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	22d	1	0.77mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	45d	1	0.85mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	25d	1	0.89mi
3908 N State St Jackson, MS	1.0	1.0	740	$2,800	$3.78	45d	1	0.93mi
3816 N State St Unit 3816 Jackson, MS	1.0	1.0	700	$1,095	$1.56	45d	1	0.98mi
963 Pine Lake Dr Jackson, MS	3.0	1.5	1196	$1,050	$0.88	45d	1	1.20mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$900	$0.86	15d	31	1.23mi
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,100	$1.35	15d	1	1.23mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	15d	1	1.25mi
327 Decelle St Jackson, MS	2.0	1.0	1120	$1,000	$0.89	25d	1	1.30mi
327 Decelle St Unit a Jackson, MS	2.0	1.0	1120	$1,200	$1.07	45d	1	1.30mi
3309 N State St Jackson, MS	2.0	1.5	1300	$1,495	$1.15	15d	1	1.32mi
1175 Eminence Row Jackson, MS	2.0	1.0	700	$650	$0.93	45d	1	1.34mi

Listing history 35 events

1. 2026-06-22
   days on market $70,000 Active 60 DOM
2. 2026-06-18
   days on market $70,000 Active 57 DOM
3. 2026-06-17
   days on market $70,000 Active 56 DOM
4. 2026-06-16
   days on market $70,000 Active 55 DOM
5. 2026-06-15
   days on market $70,000 Active 54 DOM
6. 2026-06-14
   days on market $70,000 Active 52 DOM
7. 2026-06-13
   days on market $70,000 Active 51 DOM
8. 2026-06-10
   days on market $70,000 Active 49 DOM
9. 2026-06-09
   days on market $70,000 Active 48 DOM
10. 2026-06-08
    days on market $70,000 Active 47 DOM
11. 2026-06-07
    days on market $70,000 Active 46 DOM
12. 2026-06-05
    days on market $70,000 Active 43 DOM
13. 2026-06-03
    days on market $70,000 Active 42 DOM
14. 2026-06-02
    days on market $70,000 Active 41 DOM
15. 2026-06-01
    days on market $70,000 Active 40 DOM
16. 2026-05-31
    days on market $70,000 Active 39 DOM
17. 2026-05-30
    days on market $70,000 Active 38 DOM
18. 2026-05-14
    price $70,000 175-char remark
19. 2026-04-22
    listed $80,000 Active 175-char remark
20. 2023-03-17
    soldstatus Closed 199-char remark

    Show marketing remark (199 chars)

    3/1Needs rehab. With a list price of only $29k with 5K to close. Seller to Finance 204K @7% with monthly Payments of $277.00 Calculated at 120 months or 10 years with the first payment in 90 days .

21. 2023-03-17
    soldstatus

    Show marketing remark (199 chars)

    3/1Needs rehab. With a list price of only $29k with 5K to close. Seller to Finance 204K @7% with monthly Payments of $277.00 Calculated at 120 months or 10 years with the first payment in 90 days .

22. 2023-03-13
    status Pending 199-char remark

    Show marketing remark (199 chars)

    3/1Needs rehab. With a list price of only $29k with 5K to close. Seller to Finance 204K @7% with monthly Payments of $277.00 Calculated at 120 months or 10 years with the first payment in 90 days .

23. 2023-03-10
    listed $29,000 Active 199-char remark

    Show marketing remark (199 chars)

    3/1Needs rehab. With a list price of only $29k with 5K to close. Seller to Finance 204K @7% with monthly Payments of $277.00 Calculated at 120 months or 10 years with the first payment in 90 days .

24. 2022-03-30
    soldstatus Closed

    Show marketing remark (132 chars)

    3br/1br, sold in as-is condition, priced accordingly. Cash offers only and include proof of funds. Do not trespass on this property.

25. 2022-03-13
    status Pending

    Show marketing remark (132 chars)

    3br/1br, sold in as-is condition, priced accordingly. Cash offers only and include proof of funds. Do not trespass on this property.

26. 2022-02-21
    listed $29,900 Active

    Show marketing remark (132 chars)

    3br/1br, sold in as-is condition, priced accordingly. Cash offers only and include proof of funds. Do not trespass on this property.

27. 2021-10-02
    historical
28. 2020-11-04
    soldstatus
29. 2020-09-08
    soldstatus
30. 2020-07-20
    listed $71,300
31. 2010-09-29
    listed $38,000
32. 2005-01-19
    soldstatus
33. 2002-12-19
    soldstatus
34. 1994-04-02
    soldstatus
35. 1988-03-02
    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: $1,472 · $123/mo
• Projected year-2 tax: $1,472 · $123/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: $15,015
• − Mortgage interest: −$3,921
• − Property taxes: −$1,472
• − Insurance: −$350
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$2,036
• Taxable income: $4,833
• Est. tax owed @ 24.0%: −$1,160
• After-tax cash flow: $4,475/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

+84.2% since first listed

18 events — show timeline

• 2026-05-14 Price Changed $70,000 MLSU
• 2026-04-22 Listed $80,000 MLSU
• 2023-03-17 Sold (Public Records) — Public Records
• 2023-03-17 Sold (MLS) — MLSU
• 2023-03-13 Pending — MLSU
• 2023-03-10 Listed $29,000 MLSU
• 2022-03-30 Sold (MLS) — MLSU
• 2022-03-13 Pending — MLSU
• 2022-02-21 Listed $29,900 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2020-11-04 Sold (MLS) — MLSU
• 2020-09-08 Sold (Public Records) — Public Records
• 2020-07-20 Listed $71,300 MLSU
• 2010-09-29 Listed $38,000 MLSU
• 2005-01-19 Sold (Public Records) — Public Records
• 2002-12-19 Sold (Public Records) — Public Records
• 1994-04-02 Sold (Public Records) — Public Records
• 1988-03-02 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,472 · +0.4% YoY. Source: county tax records.