335 Valley Vista Dr #335 · Jackson, MS 39211

$169,900

4 bd · 2.0 ba · 2,287 sqft · SingleFamily · 73 Days on market

Built 1962 Good condition 0.41 ac lot $74/sqft · at area comps Est $171k · at est. ↓ 5% 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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.9/15.0
• Rent growth +4.5/5.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Comfortable and Conveniently Located!! Fresh Paint!! 4/2 ready for you!

Key facts

• 0.41 acre lot
• Garage
• Built 1962

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% 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: schools F, amenities F, employment 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.
• Market conditions: Rents rising fast (+7.9%/yr); 221 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $5k 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 + 7.9% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.18%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (median comp): $171,479
• List price: $169,900
• Delta: -0.92%
• 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
5255 Parkway Dr	0.07mi	5/3.0 (+1)	2,165 (-5%)	4mo	$179,900	$83	75
5320 Meadow Oaks Pk Dr	0.56mi	4/2.0	2,314 (+1%)	3mo	$223,000	$96	69
5805 E Sedgwick Ct	0.43mi	4/2.0	2,093 (-8%)	1mo	$165,000	$79	65
209 Valley Vista Dr	0.26mi	4/2.5	2,080 (-9%)	7mo	$97,000	$47	65
5865 E Sedgwick Ct	0.50mi	3/2.0 (-1)	2,164 (-5%)	5mo	$149,000	$69	58
5130 Sunnyvale Dr	0.57mi	4/2.5	2,154 (-6%)	7mo	$205,900	$96	56
5165 Shirlwood Dr	0.44mi	5/2.5 (+1)	2,588 (+13%)	0mo	$160,000	$62	50
122 Sugaloch Cv	0.64mi	3/2.0 (-1)	2,140 (-6%)	6mo	$245,000	$114	49
5525 Meadow Oaks Park Dr	0.59mi	4/2.5	2,476 (+8%)	9mo	$249,900	$101	49
110 Parkway Dr	0.55mi	3/2.0 (-1)	2,082 (-9%)	9mo	$204,900	$98	47
160 Chelsea Ct	0.70mi	3/2.0 (-1)	2,367 (+4%)	13mo	$189,900	$80	46
5824 Old Canton Rd	0.47mi	4/3.0	2,030 (-11%)	12mo	$221,000	$109	45

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 · 7.9% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.85×
• Total profit: $-7,216
• Equity at exit: $25,333

10-year hold

• IRR: 11.9%
• Equity multiple: 2.21×
• Total profit: $57,703
• Equity at exit: $14,690

Cash invested: $47,572 (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 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,198 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $136

Break-even live

Break-even rent $2,026

Max offer price $169,900

Occupancy floor 89%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5855 Canton Park Dr Jackson, MS	4.0	2.0	1955	$1,675	$0.86	23d	1	0.52mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	2401	$1,675	$0.70	13d	1	0.52mi
2009 Lake Trace Dr Jackson, MS	4.0	2.0	2028	$1,950	$0.96	13d	1	1.09mi
1046 Newland St Jackson, MS	4.0	2.5	2700	$3,200	$1.19	23d	1	1.10mi
6231 Waterford Dr Jackson, MS	4.0	3.5	2892	$2,200	$0.76	23d	1	1.28mi
117 Rolling Creek Dr Jackson, MS	4.0	2.5	2459	$2,700	$1.10	23d	1	1.29mi
5125 Old Canton Rd Jackson, MS	3.0	3.0	2025	$2,100	$1.04	23d	1	1.30mi
47 Moss Forest Cir Jackson, MS	4.0	3.0	2624	$3,000	$1.14	13d	1	1.40mi
212 Pimlico Pl Jackson, MS	3.0	2.0	1600	$900	$0.56	13d	1	1.48mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $169,900 Pending 73 DOM
2. 2026-06-05
   days on market $169,900 Active 72 DOM
3. 2026-06-03
   days on market $169,900 Active 71 DOM
4. 2026-06-02
   days on market $169,900 Active 70 DOM
5. 2026-06-01
   days on market $169,900 Active 69 DOM
6. 2026-05-31
   days on market $169,900 Active 68 DOM
7. 2026-05-30
   days on market $169,900 Active 67 DOM
8. 2026-04-03
   price $169,900 74-char remark

   Show marketing remark (74 chars)

   Comfortable and Conveniently Located!! Fresh Paint!! 4/2 ready for you!

9. 2026-03-24
   listed $179,000 Active 74-char remark

   Show marketing remark (74 chars)

   Comfortable and Conveniently Located!! Fresh Paint!! 4/2 ready for you!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,376
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$5,968
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − Depreciation: −$4,943
• Taxable loss: −$820
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $1,826/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This home is in good condition with fresh paint and a well-maintained exterior. It has potential for further updates to the flooring and kitchen cabinets to increase its value.

Repairs flagged

• Minor ceiling fans — light switches are visible
• Minor light switches — light switches are visible

Value-add opportunities

• Both Painting the exterior — Fresh paint is mentioned in the listing remarks
• Both Updating the flooring — Brick flooring could be replaced with hardwood or tile
• Both Updating the kitchen cabinets — White cabinets could be replaced with modern ones

Renovation cost estimate screening

Repair item	Severity	Est. cost
ceiling fans · light switches are visible	Minor	$500–3,000
light switches · light switches are visible	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting the exterior — Fresh paint is mentioned in the listing remarks ↑
• Both Updating the flooring — Brick flooring could be replaced with hardwood or tile ↑
• Both Updating the kitchen cabinets — White cabinets could be replaced with modern ones ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 23,838
• Household income: $69,426
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 736.0

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: Majority Black (59%)
• Race & ethnicity: Black 59% White 36% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

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: ▼ -135.99%
• Current HPI: 145.5192
• Rent YoY: ▲ 7.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-5.1% since first listed

2 events — show timeline

• 2026-04-03 Price Changed $169,900 MLSU
• 2026-03-24 Listed $179,000 MLSU