5552 Terry Rd · Jackson, MS 39272

$79,000

3 bd · 1.0 ba · 1,186 sqft · SingleFamily public records · 109 Days on market

Built 1965 1.00 ac lot $67/sqft · 54% below area ↓ 17% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION! LOCATION! LOCATION! Shopping and multiple restaurants within minutes. This home has a large front and back yard. A fenced in back yard for pets and cooking out. House could us some updating. House has been freshly painted inside and out and is priced under 100k!

Key facts

• Fenced in back yard
• 1 acre lot
• 5 parking spots

Tags

• LARGE FRONT AND BACK YARD
• FENCED IN BACK YARD
• FRESHLY PAINTED INSIDE AND OUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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.
• 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.
• Market conditions: 107 active listings in the ZIP; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.86% ✓
• Cap rate: 16.34%
• Cash-on-cash: 35.90%
• DSCR: 2.60
• GRM: 4.5

CMA / ARV

• ARV (median comp): $170,706
• List price: $79,000
• Delta: -53.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5428 Terry Rd	0.21mi	3/1.0	1,200 (+1%)	2mo	$155,000	$129	86
5026 Womack Dr	0.29mi	2/2.0 (-1)	1,200 (+1%)	3mo	$169,500	$141	73
130 Fairway Cir	0.31mi	3/2.0	1,232 (+4%)	8mo	$185,000	$150	68
420 Vining Ct	0.31mi	3/2.0	1,150 (-3%)	11mo	$179,000	$156	68
2066 Fox Hill Ln	0.44mi	3/2.0	1,218 (+3%)	10mo	$163,900	$135	63
2062 Fox Hill Ln	0.43mi	2/2.0 (-1)	1,212 (+2%)	7mo	$153,000	$126	62
2012 Fox Hill Ln	0.23mi	2/2.0 (-1)	1,107 (-7%)	10mo	$158,000	$143	61
5013 Womack Dr	0.29mi	3/2.0	1,309 (+10%)	6mo	$215,000	$164	60
2031 Fox Hill Ln	0.27mi	2/2.0 (-1)	1,109 (-6%)	12mo	$170,000	$153	58
2016 Fox Hill Ln	0.25mi	2/2.0 (-1)	1,008 (-15%)	2mo	$157,400	$156	53
444 Riverbend Dr	0.52mi	3/2.0	1,300 (+10%)	11mo	$195,000	$150	47
127 Torrence Cv	0.67mi	3/2.0	1,328 (+12%)	4mo	$190,000	$143	42

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: 31.6%
• Equity multiple: 2.33×
• Total profit: $29,334
• Equity at exit: $11,779

10-year hold

• IRR: 38.7%
• Equity multiple: 4.61×
• Total profit: $79,782
• Equity at exit: $6,830

Cash invested: $22,120 (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 39272

• Home prices YoY: -9.8%
• Active inventory: 107
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,470 high
• Mortgage (P&I): −$414
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $662

Break-even live

Break-even rent $632

Max offer price $79,000

Occupancy floor 50%

Sensitivity live

Price	-10% $706	-5% $684	+0% $662	+5% $639	+10% $617
Rent	-10% $546	-5% $604	+0% $662	+5% $720	+10% $778
Rate	-1.0pp $701	-0.5pp $682	base $662	+0.5pp $641	+1.0pp $620

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
257 Gaddy Dr Byram, MS	3.0	2.0	1400	$1,900	$1.36	15d	1	0.48mi
350 Byram Dr Byram, MS	2.0	2.0	987	$1,215	$1.23	22d	1	0.54mi
100 Byram Dr Byram, MS	2.0	2.0	1050	$1,250	$1.19	45d	1	0.90mi
100 Byram Dr Byram, MS	2.0	2.0	1050	$1,380	$1.31	22d	1	0.90mi
100 Byram Dr Byram, MS	2.0	2.0	1050	$1,250	$1.19	15d	1	0.90mi
1000 Spring Lake Blvd Byram, MS	2.0	2.0	1156	$1,470	$1.27	15d	1	0.93mi
1000 Spring Lake Blvd Byram, MS	3.0	2.0	1356	$1,615	$1.19	22d	1	0.93mi
1000 Spring Lake Blvd Byram, MS	2.0	2.0	1112	$1,485	$1.34	45d	1	0.93mi

Listing history 20 events

1. 2026-06-21
   days on market $79,000 Active 109 DOM
2. 2026-06-18
   days on market $79,000 Active 106 DOM
3. 2026-06-17
   days on market $79,000 Active 105 DOM
4. 2026-06-16
   days on market $79,000 Active 104 DOM
5. 2026-06-15
   days on market $79,000 Active 103 DOM
6. 2026-06-14
   days on market $79,000 Active 101 DOM
7. 2026-06-10
   days on market $79,000 Active 98 DOM
8. 2026-06-09
   days on market $79,000 Active 97 DOM
9. 2026-06-08
   days on market $79,000 Active 96 DOM
10. 2026-06-07
    days on market $79,000 Active 95 DOM
11. 2026-06-03
    days on market $79,000 Active 91 DOM
12. 2026-06-02
    days on market $79,000 Active 90 DOM
13. 2026-06-01
    days on market $79,000 Active 89 DOM
14. 2026-05-31
    days on market $79,000 Active 88 DOM
15. 2026-05-30
    days on market $79,000 Active 87 DOM
16. 2026-05-15
    price $79,000 273-char remark

    Show marketing remark (273 chars)

    LOCATION! LOCATION! LOCATION! Shopping and multiple restaurants within minutes. This home has a large front and back yard. A fenced in back yard for pets and cooking out. House could us some updating. House has been freshly painted inside and out and is priced under 100k!

17. 2026-04-11
    price $88,000 273-char remark

    Show marketing remark (273 chars)

    LOCATION! LOCATION! LOCATION! Shopping and multiple restaurants within minutes. This home has a large front and back yard. A fenced in back yard for pets and cooking out. House could us some updating. House has been freshly painted inside and out and is priced under 100k!

18. 2026-03-04
    listed $95,000 Active 273-char remark

    Show marketing remark (273 chars)

    LOCATION! LOCATION! LOCATION! Shopping and multiple restaurants within minutes. This home has a large front and back yard. A fenced in back yard for pets and cooking out. House could us some updating. House has been freshly painted inside and out and is priced under 100k!

19. 1996-04-30
    soldstatus
20. 1992-10-02
    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: $625 · $52/mo
• Projected year-2 tax: $625 · $52/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 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: $17,635
• − Mortgage interest: −$4,425
• − Property taxes: −$625
• − Insurance: −$395
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$2,298
• Taxable income: $7,070
• Est. tax owed @ 24.0%: −$1,697
• After-tax cash flow: $6,243/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 — 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
• City population: 140,204
• Population (ZIP): 14,161

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 (75%)
• Race & ethnicity: Black 75% White 22% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Swedish 2% Lithuanian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 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: ▼ -20.11%
• Current HPI: 184.3215
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-16.8% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $79,000 MLSU
• 2026-04-11 Price Changed $88,000 MLSU
• 2026-03-04 Listed $95,000 MLSU
• 1996-04-30 Sold (Public Records) — Public Records
• 1992-10-02 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $625 · +2.2% YoY. Source: county tax records.