4263 Cypress Dr · Jackson, MS 39212

$85,000

3 bd · 2.0 ba · 1,158 sqft · SingleFamily public records · 14 Days on market

Built 1989 7,840 sqft lot Est $108k · 21% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Please contact your real estate agent to see this nice fixer upper. Great for investment or first time buyer ready to put some TLC into this home.

Key facts

• 7,840 sq ft lot
• Garage
• Built 1989

Property features AI

Exterior

• Parking: Attached or detached 1-car garage; 1-car carport
• Security: Prewired security
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick and wood siding exterior; Asphalt shingle roof; Slab foundation; Built in public records (year built from public records)
• Exterior features: Private yard; Slab patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Oven; Electric water heater
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Fireplace heating; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Aluminum window frames; Wood-burning fireplace (prewired for security)

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 $424 ($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: Timberlawn Elementary School (math 5% / reading 11%, grade F, #334 of 375 statewide, top 89%, 353 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major 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 $85,000

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. 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?
3. 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.
4. 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.
5. 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: 1.58% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.38%
• DSCR: 1.95
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $107,694
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4271 Cypress Dr	0.03mi	3/2.0	1,222 (+6%)	6mo	$107,900	$88	84
5551 Will O Run Cir	0.46mi	3/2.0	1,138 (-2%)	6mo	$99,900	$88	70
38 Cedar Pl	0.39mi	3/1.0	1,125 (-3%)	4mo	$79,000	$70	70
5513 Dogwood Trl	0.43mi	3/2.0	1,219 (+5%)	2mo	$130,000	$107	69
4014 Will O Run Dr	0.42mi	3/1.0	1,158 (0%)	21mo	$119,900	$104	59
444 Greenmont Dr	0.73mi	3/2.0	1,208 (+4%)	4mo	$124,900	$103	56
4033 Will O Run Dr	0.36mi	2/1.0 (-1)	1,133 (-2%)	21mo	$119,900	$106	53
5526 Dogwood Trl	0.40mi	3/2.0	1,248 (+8%)	18mo	$109,500	$88	53
4869 Cottonwood Ln	0.57mi	3/2.0	1,221 (+5%)	16mo	$112,500	$92	51
4953 Oak Leaf Dr	0.68mi	3/2.0	1,244 (+7%)	15mo	$116,000	$93	43
539 Winnwood	0.58mi	3/2.0	1,324 (+14%)	16mo	$109,900	$83	36
4341 Redwood Cir	0.59mi	3/2.0	1,286 (+11%)	23mo	$139,900	$109	35

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: 15.4%
• Equity multiple: 1.63×
• Total profit: $14,963
• Equity at exit: $12,674

10-year hold

• IRR: 25.0%
• Equity multiple: 3.31×
• Total profit: $55,073
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$154 /mo · $1,846/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $424

Break-even live

Break-even rent $804

Max offer price $85,000

Occupancy floor 63%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2750 N Siwell Rd Jackson, MS	1.0–2.0	1.0	850	$975	$1.15	13d	1	0.76mi
4954 Hanging Oak Dr Jackson, MS	3.0	2.0	1082	$1,215	$1.12	43d	1	0.88mi
1457 Lakeview Ave Jackson, MS	3.0	2.0	1288	$1,426	$1.11	13d	1	1.36mi
1478 Bass Ave Jackson, MS	3.0	2.0	1036	$1,525	$1.47	13d	1	1.38mi

Listing history 24 events

1. 2026-05-01
   status Pending
2. 2026-04-16
   listed $85,000 Active
3. 2025-12-31
   historical
4. 2025-11-06
   status Active
5. 2025-11-06
   price $90,000
6. 2025-11-02
   historical
7. 2025-10-04
   price $85,000
8. 2025-08-18
   price $90,000
9. 2025-05-07
   listed $100,000 Active
10. 2018-12-07
    soldstatus
11. 2018-04-30
    soldstatus 146-char remark

    Show marketing remark (146 chars)

    Please contact your real estate agent to see this nice fixer upper. Great for investment or first time buyer ready to put some TLC into this home.

12. 2017-12-16
    listed $30,000 146-char remark

    Show marketing remark (146 chars)

    Please contact your real estate agent to see this nice fixer upper. Great for investment or first time buyer ready to put some TLC into this home.

13. 2008-09-11
    soldstatus
14. 2008-09-10
    soldstatus
15. 2008-03-06
    listed $54,900
16. 2007-03-22
    soldstatus
17. 2006-05-02
    historical
18. 2005-07-15
    soldstatus
19. 2005-07-15
    soldstatus
20. 2005-03-06
    listed $84,500
21. 2004-11-22
    listed $63,500
22. 2004-10-18
    soldstatus
23. 1997-12-22
    soldstatus
24. 1991-09-25
    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: $1,846 · $154/mo
• Projected year-2 tax: $1,846 · $154/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $16,086
• − Mortgage interest: −$4,761
• − Property taxes: −$1,846
• − Insurance: −$425
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$2,473
• Taxable income: $4,008
• Est. tax owed @ 24.0%: −$962
• After-tax cash flow: $4,127/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

+33.9% since first listed

24 events — show timeline

• 2026-05-01 Pending — MLSU
• 2026-04-16 Listed $85,000 MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-11-06 Relisted — MLSU
• 2025-11-06 Price Changed $90,000 MLSU
• 2025-11-02 Listing Removed — MLSU
• 2025-10-04 Price Changed $85,000 MLSU
• 2025-08-18 Price Changed $90,000 MLSU
• 2025-05-07 Listed $100,000 MLSU
• 2018-12-07 Sold (Public Records) — Public Records
• 2018-04-30 Sold (MLS) — MLSU
• 2017-12-16 Listed $30,000 MLSU
• 2008-09-11 Sold (MLS) — MLSU
• 2008-09-10 Sold (Public Records) — Public Records
• 2008-03-06 Listed $54,900 MLSU
• 2007-03-22 Sold (Public Records) — Public Records
• 2006-05-02 Listing Removed — MLSU
• 2005-07-15 Sold (Public Records) — Public Records
• 2005-07-15 Sold (MLS) — MLSU
• 2005-03-06 Listed $84,500 MLSU
• 2004-11-22 Listed $63,500 MLSU
• 2004-10-18 Sold (Public Records) — Public Records
• 1997-12-22 Sold (Public Records) — Public Records
• 1991-09-25 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,846 · +4.4% YoY. Source: county tax records.