118 Scottdale Dr · Jackson, MS 39212

$131,500

4 bd · 3.0 ba · 2,045 sqft · SingleFamily public records · 51 Days on market

Built 1972 0.57 ac lot $64/sqft · 32% below area Est $189k · 30% under ↓ 12% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Charming updated retreat in serene Southwood Estates! Nestled among the woods on a spacious half acre lot at 118 Scottdale Dr, this beautiful 4-bed, 3-bath ranch offers 2,010 sq ft of inviting living space just minutes from Jackson conveniences. Step inside to soaring high ceilings, and sleek stained concrete floors that flow throughout. The kitchen shines with granite counters, stainless steel appliances, and an open layout perfect for entertaining. Relax in the bright living room beside the cozy wood-burning fireplace, or unwind in generous bedrooms with walk-in closets. Outside, enjoy lush landscaping, a new-style architectural shingle roof, and a roomy covered carport. Come make this o

Key facts

• Open layout
• Granite counters
• 0.57 acre lot

Tags

• SPACIOUS HALF ACRE LOT
• SOARING HIGH CEILINGS
• STAINED CONCRETE FLOORS
• GRANITE COUNTERS
• STAINLESS STEEL APPLIANCES
• OPEN LAYOUT

Property features AI

Exterior

• Parking: Attached garage; 4-space carport
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Other utilities (see remarks)
• Home design: Single-family house; One level
• Construction: Brick and wood siding construction; Slab foundation; Architectural shingle roof; Built (year source: appraiser)
• Exterior features: Patio with slab; Partial chain link fence; Additional exterior features (see remarks)

Interior

• Kitchen: Dishwasher; Other/see remarks
• Flooring: Stamped; Stone; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Entrance foyer; Soaking tub; Storage; Fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $128k (3.0% below list) — sets the bar for market timing.

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: Sykes Elementary School (math 8% / reading 12%, grade F, #319 of 375 statewide, top 88%, 325 students, 100% FRL); Whitten Middle School (math 4% / reading 11%, grade F, #168 of 179 statewide, top 94%, 338 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; 2 comparable units currently listed for rent nearby; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% 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 $909 of loan paydown is wiped out by about $4k 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 $37k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y ago; this cycle's ask has dropped $44k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $127,555 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.36% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.02%
• DSCR: 1.76
• GRM: 6.1

CMA / ARV

• ARV (median comp): $189,162
• List price: $131,500
• Delta: -30.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Rob Ln	0.08mi	3/2.0 (-1)	2,085 (+2%)	12mo	$119,900	$58	74
5232 Old Byram Rd	0.62mi	3/2.5 (-1)	2,201 (+8%)	5mo	$289,000	$131	47
5130 Sycamore Dr	0.56mi	3/2.0 (-1)	1,765 (-14%)	22mo	$99,900	$57	24
5257 Sycamore Dr	0.70mi	3/2.0 (-1)	1,739 (-15%)	18mo	$155,000	$89	18

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $10,007
• Equity at exit: $19,607

10-year hold

• IRR: 17.3%
• Equity multiple: 2.51×
• Total profit: $55,724
• Equity at exit: $11,370

Cash invested: $36,820 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,786 medium
• Mortgage (P&I): −$690
• Tax from tax record: −$144 /mo · $1,730/yr
• Insurance: −$55
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $456

Break-even live

Break-even rent $1,209

Max offer price $131,500

Occupancy floor 69%

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: $32,875
• Closing costs: $3,945
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Gary Daniels Dr Byram, MS	3.0	2.0	1517	$1,595	$1.05	43d	1	1.14mi
257 Gaddy Dr Byram, MS	3.0	2.0	1400	$1,900	$1.36	13d	1	1.50mi

Listing history 39 events

1. 2026-06-18
   days on market $131,500 Active 51 DOM
2. 2026-06-17
   days on market $131,500 Active 50 DOM
3. 2026-06-16
   days on market $131,500 Active 49 DOM
4. 2026-06-15
   days on market $131,500 Active 48 DOM
5. 2026-06-14
   days on market $131,500 Active 46 DOM
6. 2026-06-13
   pricedays on market $131,500 Active 45 DOM
7. 2026-06-10
   days on market $175,000 Active 43 DOM
8. 2026-06-09
   days on market $175,000 Active 42 DOM
9. 2026-06-08
   days on market $175,000 Active 41 DOM
10. 2026-06-07
    days on market $175,000 Active 40 DOM
11. 2026-06-05
    days on market $175,000 Active 37 DOM
12. 2026-06-03
    days on market $175,000 Active 36 DOM
13. 2026-06-02
    days on market $175,000 Active 35 DOM
14. 2026-06-01
    days on market $175,000 Active 34 DOM
15. 2026-05-31
    days on market $175,000 Active 33 DOM
16. 2026-05-30
    days on market $175,000 Active 32 DOM
17. 2026-04-28
    listed $175,000 Active 711-char remark
18. 2021-10-08
    historical
19. 2021-10-01
    historical
20. 2021-10-01
    historical
21. 2020-12-17
    soldstatus
22. 2020-12-04
    soldstatus
23. 2020-10-02
    listed $158,000
24. 2020-06-22
    soldstatus
25. 2020-05-19
    listed $80,000
26. 2009-08-27
    soldstatus
27. 2009-08-27
    soldstatus
28. 2009-05-10
    listed $124,500
29. 2008-09-30
    soldstatus
30. 2008-09-29
    soldstatus
31. 2008-08-26
    listed $84,900
32. 2006-11-09
    listed $141,500
33. 2006-02-27
    historical
34. 2006-01-29
    listed
35. 2006-01-29
    historical
36. 2006-01-28
    listed $145,000
37. 2006-01-02
    listed $150,000
38. 2005-06-15
    listed $150,000
39. 1979-06-12
    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: $1,730 · $144/mo
• Projected year-2 tax: $1,730 · $144/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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $21,428
• − Mortgage interest: −$7,366
• − Property taxes: −$1,730
• − Insurance: −$1,455
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$3,825
• Taxable income: $3,623
• Est. tax owed @ 24.0%: −$870
• After-tax cash flow: $4,599/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

-12.3% since first listed

24 events — show timeline

• 2026-06-12 Price Changed $131,500 MLSU
• 2026-04-28 Listed $175,000 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2020-12-17 Sold (MLS) — MLSU
• 2020-12-04 Sold (Public Records) — Public Records
• 2020-10-02 Listed $158,000 MLSU
• 2020-06-22 Sold (MLS) — MLSU
• 2020-05-19 Listed $80,000 MLSU
• 2009-08-27 Sold (Public Records) — Public Records
• 2009-08-27 Sold (MLS) — MLSU
• 2009-05-10 Listed $124,500 MLSU
• 2008-09-30 Sold (MLS) — MLSU
• 2008-09-29 Sold (Public Records) — Public Records
• 2008-08-26 Listed $84,900 MLSU
• 2006-11-09 Listed $141,500 MLSU
• 2006-02-27 Listing Removed — MLSU
• 2006-01-29 Listing Removed — MLSU
• 2006-01-29 Listed — MLSU
• 2006-01-28 Listed $145,000 MLSU
• 2006-01-02 Listed $150,000 MLSU
• 2005-06-15 Listed $150,000 MLSU
• 1979-06-12 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,730 · +230.2% YoY. Source: county tax records.