5741 Wild Flower Dr · Jackson, MS 39209

$84,900

3 bd · 2.0 ba · 1,230 sqft · SingleFamily public records · 14 Days on market

Built 1968 0.25 ac lot Est $75k · 13% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Schools +1.1/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bathroom ranch-style home in the heart of the established Magnolia Terrace subdivision. Spanning 1,609 sq ft, this residence offers a functional layout featuring a cozy den with a masonry fireplace, a dedicated foyer, and an eat-in kitchen. The exterior boasts classic brick veneer construction, a double attached carport, and a spacious, fully fenced backyard—perfect for outdoor activities. Situated on a level city lot, this home is just steps from John Hopkins Elementary and minutes from I-220, offering quick access to local amenities.

Key facts

• Masonry fireplace
• Level city lot
• Eat-in kitchen

Tags

• MASONRY FIREPLACE
• EAT-IN KITCHEN
• BRICK VENEER CONSTRUCTION
• FULLY FENCED BACKYARD
• LEVEL CITY LOT

Property features AI

Exterior

• Parking: Attached 2-car garage; Concrete, paved driveway
• Utilities: Public water; Public sewer; Electricity available; Natural gas connected; Sewer connected; Water connected
• Home design: Single family residence (house); One level; Entry facing information not provided
• Construction: Brick, brick veneer, and wood siding construction; Asphalt shingle roof; Pillar/post/pier foundation; Built year reported in public records
• Exterior features: Patio; Private yard; Rain gutters; Chain link fence; City lot with few trees and level terrain

Interior

• Kitchen: Cooktop; Dishwasher; Electric range; Refrigerator
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Double vanity; Lighting
• Laundry & utility: Washer hookup on main level; Electric dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 12.3% vs local median 9.9% in Jackson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: John Hopkins Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 280 students, 100% FRL); Blackburn Middle School (math 9% / reading 11%, grade F, #152 of 179 statewide, top 88%, 614 students, 100% FRL); Provine High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 774 students, 100% FRL).
• Market conditions: 165 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 43% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($587 loan paydown + $8k appreciation (10.0% local appreciation)).
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1968 — 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: 1.53% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.62%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $75,030
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5717 Wildflower Dr	0.06mi	3/2.0	1,283 (+4%)	8mo	$119,000	$93	83
151 Queen Joanna Ln	0.30mi	3/2.0	1,248 (+2%)	6mo	$52,900	$42	78
5746 Magnolia Dr	0.04mi	3/2.0	1,161 (-6%)	14mo	$105,000	$90	78
135 Queen Anne Ln	0.42mi	3/2.0	1,248 (+2%)	5mo	$64,900	$52	74
344 Queen Margaret Ln	0.39mi	3/2.0	1,300 (+6%)	1mo	$74,900	$58	72
5629 Queen Mary Ln	0.33mi	4/2.0 (+1)	1,272 (+3%)	6mo	$90,000	$71	69
5770 Queen Mary Ln	0.50mi	3/1.5	1,184 (-4%)	1mo	$74,900	$63	68
237 Queen Anne Ln	0.36mi	3/1.5	1,300 (+6%)	8mo	$44,500	$34	65
131 Queen Joanna Ln	0.33mi	3/2.0	1,376 (+12%)	6mo	$68,000	$49	60
506 Lowder Dr	0.51mi	3/1.5	1,318 (+7%)	4mo	$62,500	$47	59
5585 Queen Eleanor Ln	0.52mi	3/1.5	1,348 (+10%)	12mo	$95,000	$70	48
346 Queen Theresa Ln	0.55mi	3/1.0	1,056 (-14%)	4mo	$64,600	$61	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.5%
• Equity multiple: 4.09×
• Total profit: $73,546
• Equity at exit: $76,485

10-year hold

• IRR: 34.9%
• Equity multiple: 9.21×
• Total profit: $195,177
• Equity at exit: $164,942

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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$445
• Tax from tax record: −$116 /mo · $1,392/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $428

Break-even live

Break-even rent $755

Max offer price $84,900

Occupancy floor 62%

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5629 Queen Mary Ln Jackson, MS	3.0	2.0	1272	$1,395	$1.10	14d	1	0.32mi
5301 Queen Mary Ln Jackson, MS	4.0	2.0	1100	$1,338	$1.22	14d	1	0.65mi
5501 US-80 Jackson, MS	2.0	2.0	1089	$1,073	$0.99	44d	1	1.48mi
5501 US-80 Jackson, MS	3.0	2.0	1349	$1,231	$0.91	14d	1	1.48mi
5501 US-80 Jackson, MS	3.0	2.0	1349	$1,231	$0.91	44d	1	1.48mi

Listing history 9 events

1. 2026-06-03
   statusdays on market $84,900 Pending 14 DOM
2. 2026-06-02
   days on market $84,900 Active 13 DOM
3. 2026-06-01
   days on market $84,900 Active 12 DOM
4. 2026-05-31
   days on market $84,900 Active 11 DOM
5. 2026-05-30
   days on market $84,900 Active 10 DOM
6. 2026-05-20
   listed $84,900 Active
7. 2021-03-22
   soldstatus
8. 2019-01-14
   soldstatus
9. 1985-03-29
   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: $1,392 · $116/mo
• Projected year-2 tax: $1,392 · $116/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 6/10 Major 7 d/yr ≥109°F today · 19 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: $15,569
• − Mortgage interest: −$4,756
• − Property taxes: −$1,392
• − Insurance: −$424
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$2,470
• Taxable income: $4,036
• Est. tax owed @ 24.0%: −$969
• After-tax cash flow: $4,172/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 (90%)
• Race & ethnicity: Black 90% White 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-05-20 Listed $84,900 MLSU
• 2021-03-22 Sold (Public Records) — Public Records
• 2019-01-14 Sold (Public Records) — Public Records
• 1985-03-29 Sold (Public Records) — Public Records

Property tax history

-1.7%/yr

Latest (2025): $1,392 · +2.7% YoY. Source: county tax records.