3009 Suncrest Dr · Jackson, MS 39212

$94,900

3 bd · 2.0 ba · 1,988 sqft · SingleFamily public records · 12 Days on market

Built 1969 10,454 sqft lot $48/sqft · at area comps Est $95k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.7/15.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3BR/2BA Mid-Century Ranch in Woodville Heights. This well-maintained 1,988 sq. ft. home features a classic vinyl exterior and a sprawling single-story floor plan. Highlights include original hardwood flooring, a large formal living area, and a cozy 20x20 family room with a brick fireplace and a dedicated 13x6 laundry/utility room. The oversized master suite and generous guest rooms offer ample closet space and its own full bath. Situated on a level 0.24-acre lot, the exterior boasts a private backyard and an attached garage for easy parking.

Key facts

• Formal living area
• Brick fireplace
• Family room

Tags

• MID-CENTURY RANCH
• VINYL EXTERIOR
• ORIGINAL HARDWOOD FLOORING
• FORMAL LIVING AREA
• FAMILY ROOM
• BRICK FIREPLACE

Property features AI

Exterior

• Parking: Attached garage (garage faces front, paved); 1 garage space (2 total parking spaces)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family house; One story
• Construction: Vinyl exterior; Asphalt/composition shingle roof; Slab foundation; Built using public records as source
• Exterior features: Private yard; Patio; Porch; Level lot; Lot dimensions approximately 125x80

Interior

• Kitchen: Refrigerator included
• Bedrooms: Primary bedroom (main level) — 12x12; Bedroom (main level) — 13x10; Bedroom (main level) — 9x10
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Move-in ready condition; See Remarks; Crawl space basement; Wood-burning masonry fireplace in the living room; Total of 8 rooms
• Laundry & utility: Main-level laundry room with washer hookup and gas dryer hookup (13x6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

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: Oak Forest Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 318 students, 100% FRL); Cardozo Middle School (math 5% / reading 10%, grade F, #168 of 179 statewide, top 94%, 625 students, 100% FRL); Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($51k/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 $656 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 + 4.2% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.44% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.77%
• DSCR: 1.75
• GRM: 5.8

CMA / ARV

• ARV (median comp): $95,380
• List price: $94,900
• Delta: -0.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3031 Longwood Dr	0.40mi	4/2.0 (+1)	1,960 (-1%)	0mo	$85,000	$43	74
3110 Woodville Cir	0.22mi	3/2.5	2,150 (+8%)	6mo	$70,000	$33	69
1002 Autumn St	0.33mi	4/3.0 (+1)	1,953 (-2%)	6mo	$73,600	$38	68
1157 Rosewood St	0.49mi	4/2.0 (+1)	1,917 (-4%)	3mo	$79,000	$41	64
1068 Westway St	0.50mi	4/2.5 (+1)	1,927 (-3%)	2mo	$179,000	$93	63
3343 Fleetwood Dr	0.67mi	3/2.0	1,918 (-4%)	1mo	$85,000	$44	62
1027 Autumn St	0.31mi	3/2.0	1,694 (-15%)	1mo	$84,900	$50	60
3204 Bienville Dr	0.35mi	4/2.5 (+1)	2,152 (+8%)	8mo	$162,000	$75	56
3218 Meadow Forest Dr	0.64mi	4/2.0 (+1)	1,898 (-4%)	3mo	$59,000	$31	55
3320 Ridgeland Dr	0.62mi	3/1.5	1,850 (-7%)	4mo	$56,000	$30	54
1119 Primrose St	0.57mi	3/2.0	1,785 (-10%)	8mo	$135,000	$76	50
3142 Bienville Dr	0.26mi	4/3.0 (+1)	2,262 (+14%)	8mo	$150,000	$66	49

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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.38×
• Total profit: $10,031
• Equity at exit: $14,150

10-year hold

• IRR: 19.7%
• Equity multiple: 2.75×
• Total profit: $46,587
• Equity at exit: $8,205

Cash invested: $26,572 (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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$498
• Tax from tax record: −$169 /mo · $2,033/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $371

Break-even live

Break-even rent $894

Max offer price $94,900

Occupancy floor 68%

Sensitivity live

Price	-10% $425	-5% $398	+0% $371	+5% $344	+10% $318
Rent	-10% $263	-5% $317	+0% $371	+5% $425	+10% $479
Rate	-1.0pp $419	-0.5pp $395	base $371	+0.5pp $347	+1.0pp $322

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	45d	1	0.18mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	24d	1	0.28mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	24d	1	0.57mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	45d	1	0.61mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	24d	1	0.68mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	15d	1	0.75mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	45d	1	0.87mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	45d	1	0.89mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	45d	1	1.01mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	15d	1	1.01mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	15d	1	1.01mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	24d	1	1.07mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	1.10mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	24d	1	1.11mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	15d	1	1.11mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	1.22mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	1.22mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	15d	1	1.25mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	45d	1	1.38mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	15d	1	1.43mi

Listing history 5 events

1. 2026-05-11
   status Pending 556-char remark
2. 2026-04-29
   listed $94,900 Active 556-char remark
3. 2022-01-31
   soldstatus
4. 1999-10-20
   soldstatus
5. 1973-06-20
   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: $2,033 · $169/mo
• Projected year-2 tax: $2,033 · $169/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 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: $16,373
• − Mortgage interest: −$5,316
• − Property taxes: −$2,033
• − Insurance: −$474
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$2,761
• Taxable income: $3,169
• Est. tax owed @ 24.0%: −$761
• After-tax cash flow: $3,695/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): 25,659
• Household income: $50,722
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1314.0

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 (86%)
• Race & ethnicity: Black 86% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1% · 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: ▼ -23.01%
• Current HPI: 174.4025
• Rent YoY: ▲ 4.23%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

5 events — show timeline

• 2026-05-11 Pending — MLSU
• 2026-04-29 Listed $94,900 MLSU
• 2022-01-31 Sold (Public Records) — Public Records
• 1999-10-20 Sold (Public Records) — Public Records
• 1973-06-20 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,033 · +2.3% YoY. Source: county tax records.