1085 Old Jackson Rd · Byram, MS 39170

$61,420

3 bd · 2.0 ba · 1,134 sqft · SingleFamily public records · 16 Days on market

Built 1984 1.00 ac lot $54/sqft · 56% below area

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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
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Your perfect cottage on 1 acre awaits. In the countryside of Hinds County, this property offers space and seclusion. Few updates and repairs needed to make this house a home. Being as As-Is. Schedule your private showing.

Key facts

• 1 acre lot
• Parking
• Built 1984

Property features AI

Exterior

• Parking: Attached carport (1 space); Gravel parking
• Utilities: Public water; Sewer available; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single family residence (house); One level; Fixer condition
• Construction: Brick construction; Slab foundation; Built in public records year
• Exterior features: Shingle roof; Back yard fencing; Wood fence; Cleared lot; Front yard

Interior

• Kitchen: Free-standing electric range
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Private entrance

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $61k.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $61k).
• Recommended offer: $60k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.7% vs local median 4.1% in Byram — 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 69/100 on livability (#45 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Hinds County School District (rural): math 25% / reading 29% proficiency, ranked #70 of 130 in MS (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gary Road Elementary (672 students, 100% FRL); Byram Middle School (math 29% / reading 29%, grade F, #90 of 179 statewide, top 52%, 772 students, 100% FRL); Terry High School (math 13% / reading 30%, grade F, #128 of 197 statewide, top 65%, 1,098 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 64 active listings in the ZIP; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $425 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($60k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $60,498 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.64% ✓
• Cap rate: 22.72%
• Cash-on-cash: 58.66%
• DSCR: 3.61
• GRM: 3.2

CMA / ARV

• ARV (median comp): $163,275
• List price: $61,420
• Delta: -62.38%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1351 Old Jackson Rd	0.26mi	3/2.0	1,290 (+14%)	22mo	$195,000	$151	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.3%
• Equity multiple: 3.54×
• Total profit: $43,626
• Equity at exit: $9,158

10-year hold

• IRR: 62.2%
• Equity multiple: 7.23×
• Total profit: $107,076
• Equity at exit: $5,310

Cash invested: $17,198 (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 39170

• Home prices YoY: -10.8%
• Active inventory: 64
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$322
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $841

Break-even live

Break-even rent $558

Max offer price $61,420

Occupancy floor 43%

Sensitivity live

Price	-10% $875	-5% $858	+0% $841	+5% $823	+10% $806
Rent	-10% $713	-5% $777	+0% $841	+5% $905	+10% $969
Rate	-1.0pp $872	-0.5pp $856	base $841	+0.5pp $825	+1.0pp $809

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: $15,355
• Closing costs: $1,843
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-15
   status Pending 221-char remark
2. 2026-04-29
   listed $61,420 Active 221-char remark
3. 2018-11-30
   soldstatus
4. 1989-06-15
   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: $1,115 · $93/mo
• Projected year-2 tax: $1,115 · $93/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 5/10 Major
• 🌡 Heat 6/10 Major 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: $19,463
• − Mortgage interest: −$3,440
• − Property taxes: −$1,115
• − Insurance: −$307
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$1,787
• Taxable income: $9,699
• Est. tax owed @ 24.0%: −$2,328
• After-tax cash flow: $7,761/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: Hinds County School District
• NCES district ID: 2801860
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $53,335
• Composite: 24.02/100
• National rank: #7771
• State rank: #70 of 130 in MS

Livability — Byram

• Score: 69/100
• State rank: #45
• US rank: #8178

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 14,161
• Population (ZIP): 8,970

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 (50%)
• Race & ethnicity: Black 50% White 48% Two or more races 1%
• Common ancestry: Serbian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▼ -22.61%
• Current HPI: 187.4762
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

5 events — show timeline

• 2026-06-08 Sold (MLS) — MLSU
• 2026-05-15 Pending — MLSU
• 2026-04-29 Listed $61,420 MLSU
• 2018-11-30 Sold (Public Records) — Public Records
• 1989-06-15 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,115 · +3.8% YoY. Source: county tax records.