375 James Garfield Cir · Jackson, MS 39213

$89,900

3 bd · 1.5 ba · 1,076 sqft · SingleFamily public records · 40 Days on market

Built 1978 7,405 sqft lot Est $90k · at est.

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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 +28.2/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.7/15.0
• 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

All contracts/offers are subject to sellers senior management approval and any offers or counter offers by seller are not binding unles the entire agreement is ratified by all parties. Also there is a $75.00 buyer paid doc fee paid at closing.

Key facts

• Bright living area
• Large backyard
• Convenient half bath

Tags

• LARGE BACKYARD
• BRIGHT LIVING AREA
• CONVENIENT HALF BATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

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); Provine High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 774 students, 100% FRL).
• Market conditions: 81 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,158/mo this rent would consume 47% 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 $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.54%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $90,384
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
375 James Garfield Cir	0.00mi	3/1.5	1,076 (0%)	1mo	$89,900	$84	100
345 William Mckinley Cir	0.17mi	3/1.5	1,166 (+8%)	1mo	$72,000	$62	77
6603 Lyndon B Johnson Dr	0.29mi	3/1.0	1,039 (-3%)	3mo	$89,900	$87	76
6505 Lyndon B. Johnson Drive Dr	0.23mi	3/1.5	1,036 (-4%)	15mo	$87,000	$84	71
316 William Mckinley Cir	0.10mi	3/1.0	1,213 (+13%)	2mo	$59,900	$49	70
6634 Lyndon B Johnson Dr	0.33mi	3/2.0	1,120 (+4%)	6mo	$107,000	$96	70
138 William Mckinley Cir	0.11mi	3/1.5	1,232 (+14%)	8mo	$145,000	$118	64

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: 34.3%
• Equity multiple: 3.66×
• Total profit: $67,069
• Equity at exit: $80,989

10-year hold

• IRR: 29.5%
• Equity multiple: 8.28×
• Total profit: $183,333
• Equity at exit: $174,656

Cash invested: $25,172 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,158 high
• Mortgage (P&I): −$471
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $284

Break-even live

Break-even rent $798

Max offer price $89,900

Occupancy floor 70%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6513 Abraham Lincoln Dr Jackson, MS	3.0	1.5	1330	$950	$0.71	13d	1	0.14mi
6731 George Washington Dr Jackson, MS	3.0	2.0	1134	$1,300	$1.15	23d	1	0.19mi
6731 George Washington Dr Jackson, MS	3.0	2.0	1134	$1,200	$1.06	13d	1	0.19mi
6521 Lyndon B Johnson Dr Jackson, MS	3.0	1.0	1180	$1,100	$0.93	13d	1	0.22mi
6521 Lyndon B Johnson Dr Jackson, MS	3.0	1.0	1180	$1,150	$0.97	23d	1	0.22mi
6605 George Washington Dr Jackson, MS	3.0	2.0	1247	$950	$0.76	13d	1	0.26mi

Listing history 14 events

1. 2026-04-02
   status Pending
2. 2026-02-20
   listed $89,900 Active
3. 2021-12-29
   soldstatus
4. 2011-01-08
   soldstatus 243-char remark

   Show marketing remark (243 chars)

   All contracts/offers are subject to sellers senior management approval and any offers or counter offers by seller are not binding unles the entire agreement is ratified by all parties. Also there is a $75.00 buyer paid doc fee paid at closing.

5. 2011-01-06
   soldstatus
6. 2010-09-27
   listed $16,000 243-char remark

   Show marketing remark (243 chars)

   All contracts/offers are subject to sellers senior management approval and any offers or counter offers by seller are not binding unles the entire agreement is ratified by all parties. Also there is a $75.00 buyer paid doc fee paid at closing.

7. 2010-07-15
   soldstatus
8. 2005-12-21
   soldstatus 76-char remark

   Show marketing remark (76 chars)

   Spacious living area. Great investment property or 1st time home. Great buy.

9. 2005-12-20
   soldstatus
10. 2005-06-13
    listed $34,900 76-char remark

    Show marketing remark (76 chars)

    Spacious living area. Great investment property or 1st time home. Great buy.

11. 2001-03-05
    soldstatus
12. 1998-07-30
    soldstatus
13. 1997-05-12
    soldstatus
14. 1996-08-13
    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: $1,460 · $122/mo
• Projected year-2 tax: $1,460 · $122/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 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: $13,891
• − Mortgage interest: −$5,036
• − Property taxes: −$1,460
• − Insurance: −$450
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$2,615
• Taxable income: $2,108
• Est. tax owed @ 24.0%: −$506
• After-tax cash flow: $2,901/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

+157.6% since first listed

14 events — show timeline

• 2026-04-02 Pending — MLSU
• 2026-02-20 Listed $89,900 MLSU
• 2021-12-29 Sold (Public Records) — Public Records
• 2011-01-08 Sold (MLS) — MLSU
• 2011-01-06 Sold (Public Records) — Public Records
• 2010-09-27 Listed $16,000 MLSU
• 2010-07-15 Sold (Public Records) — Public Records
• 2005-12-21 Sold (MLS) — MLSU
• 2005-12-20 Sold (Public Records) — Public Records
• 2005-06-13 Listed $34,900 MLSU
• 2001-03-05 Sold (Public Records) — Public Records
• 1998-07-30 Sold (Public Records) — Public Records
• 1997-05-12 Sold (Public Records) — Public Records
• 1996-08-13 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,460 · +1.7% YoY. Source: county tax records.