4407 Sunset Dr · Jackson, MS 39213

$65,000

3 bd · 1.0 ba · 1,880 sqft · SingleFamily public records · 96 Days on market

Built 1957 0.51 ac lot $35/sqft · 36% below area Est $102k · 36% under

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Why this score? — see what drove the A- 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
• 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
• Schools +1.1/10.0

Listing remarks MLS

Spacious 3/2 fixer with an eat-in kitchen, great room, and dedicated laundry room. Fenced backyard with lots of space for entertaining. Being sold AS-IS. Sellers have never occupied the property. Call your favorite realtor today and make it yours!

Key facts

• Eat-in kitchen
• Great room
• Fenced backyard

Tags

• EAT-IN KITCHEN
• GREAT ROOM
• DEDICATED LAUNDRY ROOM
• FENCED BACKYARD
• SPACE FOR ENTERTAINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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: 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: 81 active listings in the ZIP; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,274/mo this rent would consume 52% of the median local household income ($30k/yr) (locally 1138% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.96% ✓
• Cap rate: 15.25%
• Cash-on-cash: 32.00%
• DSCR: 2.42
• GRM: 4.3

CMA / ARV

• ARV (median comp): $102,137
• List price: $65,000
• Delta: -36.36%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2340 Queensroad Ave	0.55mi	3/2.0	1,645 (-12%)	11mo	$101,000	$61	40
2310 Montebello Dr	0.59mi	4/2.0 (+1)	2,114 (+12%)	12mo	$39,900	$19	33

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: 48.7%
• Equity multiple: 4.65×
• Total profit: $66,372
• Equity at exit: $58,557

10-year hold

• IRR: 42.5%
• Equity multiple: 10.41×
• Total profit: $171,275
• Equity at exit: $126,281

Cash invested: $18,200 (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 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$153 /mo · $1,837/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $485

Break-even live

Break-even rent $660

Max offer price $65,000

Occupancy floor 57%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $65,000 Active 96 DOM
2. 2026-06-17
   price $65,000 Active 95 DOM
3. 2026-06-17
   days on market $75,000 Active 95 DOM
4. 2026-06-16
   days on market $75,000 Active 94 DOM
5. 2026-06-15
   days on market $75,000 Active 93 DOM
6. 2026-06-14
   days on market $75,000 Active 91 DOM
7. 2026-06-13
   days on market $75,000 Active 90 DOM
8. 2026-06-10
   days on market $75,000 Active 88 DOM
9. 2026-06-09
   days on market $75,000 Active 87 DOM
10. 2026-06-08
    days on market $75,000 Active 86 DOM
11. 2026-06-07
    days on market $75,000 Active 85 DOM
12. 2026-06-05
    days on market $75,000 Active 82 DOM
13. 2026-06-03
    days on market $75,000 Active 81 DOM
14. 2026-06-02
    days on market $75,000 Active 80 DOM
15. 2026-06-01
    days on market $75,000 Active 79 DOM
16. 2026-05-31
    days on market $75,000 Active 78 DOM
17. 2026-05-30
    days on market $75,000 Active 77 DOM
18. 2026-03-14
    listed $75,000 Active 247-char remark

    Show marketing remark (247 chars)

    Spacious 3/2 fixer with an eat-in kitchen, great room, and dedicated laundry room. Fenced backyard with lots of space for entertaining. Being sold AS-IS. Sellers have never occupied the property. Call your favorite realtor today and make it yours!

19. 2024-10-09
    soldstatus Closed 343-char remark

    Show marketing remark (343 chars)

    Located with easy access to I-220 and Northside Dr this home sits on a large lot and is ready for you to make this a home of your own. Recently, this house received a new roof. The home features 3 bedrooms and two bath. The living room has a huge window overlooking the front yard. Eating area, laundry room and kitchen complete this property.

20. 2024-09-26
    soldstatus
21. 2024-09-25
    status Pending 343-char remark

    Show marketing remark (343 chars)

    Located with easy access to I-220 and Northside Dr this home sits on a large lot and is ready for you to make this a home of your own. Recently, this house received a new roof. The home features 3 bedrooms and two bath. The living room has a huge window overlooking the front yard. Eating area, laundry room and kitchen complete this property.

22. 2024-09-09
    price $39,900 343-char remark

    Show marketing remark (343 chars)

    Located with easy access to I-220 and Northside Dr this home sits on a large lot and is ready for you to make this a home of your own. Recently, this house received a new roof. The home features 3 bedrooms and two bath. The living room has a huge window overlooking the front yard. Eating area, laundry room and kitchen complete this property.

23. 2024-09-09
    status Active 343-char remark

    Show marketing remark (343 chars)

    Located with easy access to I-220 and Northside Dr this home sits on a large lot and is ready for you to make this a home of your own. Recently, this house received a new roof. The home features 3 bedrooms and two bath. The living room has a huge window overlooking the front yard. Eating area, laundry room and kitchen complete this property.

24. 2024-09-06
    historical 343-char remark

    Show marketing remark (343 chars)

    Located with easy access to I-220 and Northside Dr this home sits on a large lot and is ready for you to make this a home of your own. Recently, this house received a new roof. The home features 3 bedrooms and two bath. The living room has a huge window overlooking the front yard. Eating area, laundry room and kitchen complete this property.

25. 2024-08-05
    status Active 343-char remark

    Show marketing remark (343 chars)

    Located with easy access to I-220 and Northside Dr this home sits on a large lot and is ready for you to make this a home of your own. Recently, this house received a new roof. The home features 3 bedrooms and two bath. The living room has a huge window overlooking the front yard. Eating area, laundry room and kitchen complete this property.

26. 2024-08-04
    historical 343-char remark

    Show marketing remark (343 chars)

    Located with easy access to I-220 and Northside Dr this home sits on a large lot and is ready for you to make this a home of your own. Recently, this house received a new roof. The home features 3 bedrooms and two bath. The living room has a huge window overlooking the front yard. Eating area, laundry room and kitchen complete this property.

27. 2024-07-17
    price $44,900 343-char remark

    Show marketing remark (343 chars)

    Located with easy access to I-220 and Northside Dr this home sits on a large lot and is ready for you to make this a home of your own. Recently, this house received a new roof. The home features 3 bedrooms and two bath. The living room has a huge window overlooking the front yard. Eating area, laundry room and kitchen complete this property.

28. 2024-05-08
    listed $54,900 Active 343-char remark

    Show marketing remark (343 chars)

    Located with easy access to I-220 and Northside Dr this home sits on a large lot and is ready for you to make this a home of your own. Recently, this house received a new roof. The home features 3 bedrooms and two bath. The living room has a huge window overlooking the front yard. Eating area, laundry room and kitchen complete this property.

29. 1989-05-05
    soldstatus
30. 1957-02-20
    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: $1,837 · $153/mo
• Projected year-2 tax: $1,837 · $153/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 ≥109°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: $15,286
• − Mortgage interest: −$3,641
• − Property taxes: −$1,837
• − Insurance: −$325
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$1,891
• Taxable income: $5,146
• Est. tax owed @ 24.0%: −$1,235
• After-tax cash flow: $4,588/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): 18,691
• Household income: $29,541
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1138.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 0% · 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: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+36.6% since first listed

13 events — show timeline

• 2026-03-14 Listed $75,000 MLSU
• 2024-10-09 Sold (MLS) — MLSU
• 2024-09-26 Sold (Public Records) — Public Records
• 2024-09-25 Pending — MLSU
• 2024-09-09 Price Changed $39,900 MLSU
• 2024-09-09 Relisted — MLSU
• 2024-09-06 Listing Removed — MLSU
• 2024-08-05 Relisted — MLSU
• 2024-08-04 Listing Removed — MLSU
• 2024-07-17 Price Changed $44,900 MLSU
• 2024-05-08 Listed $54,900 MLSU
• 1989-05-05 Sold (Public Records) — Public Records
• 1957-02-20 Sold (Public Records) — Public Records

Property tax history

+23.7%/yr

Latest (2025): $1,837 · +1.6% YoY. Source: county tax records.