223 Champion Hill Dr · Jackson, MS 39212

$90,000

4 bd · 2.0 ba · 1,688 sqft · SingleFamily public records · 116 Days on market

Built 1971 9,147 sqft lot $53/sqft · 191% above 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• 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

INVESTOR ALERT-CASH-FLOW BONANZA (TENANT IN PLACE) Unlock immediate income with this 4 Br/ 2 Bath rental producing,positive cash flow on Day one! SOLID TENANT IN PLACE ! NO RENTAL DELAYS ,NO VACANCY, REHAB, OR LEASING HASSLE ! CALL ANY REALTOR

Key facts

• 9,147 sq ft lot
• Built 1971
• Listed 116 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/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: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: Baker Elementary School (math 2% / reading 8%, grade F, #356 of 375 statewide, top 98%, 211 students, 100% FRL); Whitten Middle School (math 4% / reading 11%, grade F, #168 of 179 statewide, top 94%, 338 students, 100% FRL); Jim Hill High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 908 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $622 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 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 1971 — 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: 1.49% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.44%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $30,968
• List price: $90,000
• Delta: 190.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3033 Grey Blvd	0.06mi	3/1.5 (-1)	1,687 (-0%)	10mo	$17,500	$10	82
2662 Key St	0.52mi	3/2.5 (-1)	1,680 (-0%)	1mo	$35,000	$21	67
249 Woody Dr	0.63mi	3/2.0 (-1)	1,604 (-5%)	8mo	$37,000	$23	50
281 Daniel Lake Blvd	0.67mi	3/1.0 (-1)	1,764 (+4%)	7mo	$60,000	$34	47
110 Pine Lawn Pl	0.68mi	3/2.0 (-1)	1,487 (-12%)	11mo	$16,000	$11	34

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: 14.1%
• Equity multiple: 1.57×
• Total profit: $14,460
• Equity at exit: $13,419

10-year hold

• IRR: 23.8%
• Equity multiple: 3.18×
• Total profit: $54,961
• Equity at exit: $7,782

Cash invested: $25,200 (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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,340 high
• Mortgage (P&I): −$472
• Tax from tax record: −$120 /mo · $1,439/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $429

Break-even live

Break-even rent $797

Max offer price $90,000

Occupancy floor 63%

Sensitivity live

Price	-10% $480	-5% $455	+0% $429	+5% $404	+10% $378
Rent	-10% $323	-5% $376	+0% $429	+5% $482	+10% $535
Rate	-1.0pp $475	-0.5pp $452	base $429	+0.5pp $406	+1.0pp $382

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	45d	1	0.68mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	15d	1	0.73mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	45d	1	0.73mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	25d	1	0.92mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	0.98mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	15d	1	1.04mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	25d	1	1.11mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	15d	1	1.14mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	45d	1	1.16mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	25d	1	1.33mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	15d	1	1.35mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	23d	1	1.38mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	15d	1	1.40mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	1.42mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	45d	1	1.43mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	23d	1	1.46mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	15d	1	1.47mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	1.49mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	1.49mi

Listing history 41 events

1. 2026-06-22
   days on market $90,000 Active 116 DOM
2. 2026-06-18
   days on market $90,000 Active 113 DOM
3. 2026-06-17
   days on market $90,000 Active 112 DOM
4. 2026-06-16
   days on market $90,000 Active 111 DOM
5. 2026-06-15
   days on market $90,000 Active 110 DOM
6. 2026-06-14
   days on market $90,000 Active 108 DOM
7. 2026-06-13
   days on market $90,000 Active 107 DOM
8. 2026-06-10
   days on market $90,000 Active 105 DOM
9. 2026-06-09
   days on market $90,000 Active 104 DOM
10. 2026-06-08
    days on market $90,000 Active 103 DOM
11. 2026-06-07
    days on market $90,000 Active 102 DOM
12. 2026-06-05
    days on market $90,000 Active 99 DOM
13. 2026-06-03
    days on market $90,000 Active 98 DOM
14. 2026-06-02
    days on market $90,000 Active 97 DOM
15. 2026-06-01
    days on market $90,000 Active 96 DOM
16. 2026-05-31
    days on market $90,000 Active 95 DOM
17. 2026-05-30
    days on market $90,000 Active 94 DOM
18. 2026-05-02
    status Active 246-char remark

    Show marketing remark (246 chars)

    INVESTOR ALERT-CASH-FLOW BONANZA (TENANT IN PLACE) Unlock immediate income with this 4 Br/ 2 Bath rental producing,positive cash flow on Day one! SOLID TENANT IN PLACE ! NO RENTAL DELAYS ,NO VACANCY, REHAB, OR LEASING HASSLE ! CALL ANY REALTOR

19. 2026-03-23
    status Active 246-char remark

    Show marketing remark (246 chars)

    INVESTOR ALERT-CASH-FLOW BONANZA (TENANT IN PLACE) Unlock immediate income with this 4 Br/ 2 Bath rental producing,positive cash flow on Day one! SOLID TENANT IN PLACE ! NO RENTAL DELAYS ,NO VACANCY, REHAB, OR LEASING HASSLE ! CALL ANY REALTOR

20. 2026-03-11
    status Pending 246-char remark

    Show marketing remark (246 chars)

    INVESTOR ALERT-CASH-FLOW BONANZA (TENANT IN PLACE) Unlock immediate income with this 4 Br/ 2 Bath rental producing,positive cash flow on Day one! SOLID TENANT IN PLACE ! NO RENTAL DELAYS ,NO VACANCY, REHAB, OR LEASING HASSLE ! CALL ANY REALTOR

21. 2026-03-11
    historical 246-char remark

    Show marketing remark (246 chars)

    INVESTOR ALERT-CASH-FLOW BONANZA (TENANT IN PLACE) Unlock immediate income with this 4 Br/ 2 Bath rental producing,positive cash flow on Day one! SOLID TENANT IN PLACE ! NO RENTAL DELAYS ,NO VACANCY, REHAB, OR LEASING HASSLE ! CALL ANY REALTOR

22. 2026-01-04
    listed $90,000 Active 246-char remark

    Show marketing remark (246 chars)

    INVESTOR ALERT-CASH-FLOW BONANZA (TENANT IN PLACE) Unlock immediate income with this 4 Br/ 2 Bath rental producing,positive cash flow on Day one! SOLID TENANT IN PLACE ! NO RENTAL DELAYS ,NO VACANCY, REHAB, OR LEASING HASSLE ! CALL ANY REALTOR

23. 2025-12-29
    historical
24. 2025-10-28
    listed $90,000 Active
25. 2024-11-13
    historical $1,497
26. 2024-11-13
    listed $1,497
27. 2024-03-27
    soldstatus
28. 2022-01-05
    soldstatus
29. 2021-10-08
    historical
30. 2019-03-20
    listed $48,000
31. 2015-06-05
    soldstatus
32. 2015-06-05
    soldstatus
33. 2015-04-16
    listed $16,000
34. 2011-11-09
    soldstatus
35. 2009-01-28
    soldstatus
36. 2008-05-21
    soldstatus
37. 2008-03-21
    soldstatus
38. 2008-02-12
    listed $34,900
39. 2002-08-30
    soldstatus
40. 1995-07-24
    soldstatus
41. 1976-07-07
    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: $1,439 · $120/mo
• Projected year-2 tax: $1,439 · $120/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 1/10 Low
• 🌡 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: $16,081
• − Mortgage interest: −$5,041
• − Property taxes: −$1,439
• − Insurance: −$450
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$2,618
• Taxable income: $3,959
• Est. tax owed @ 24.0%: −$950
• After-tax cash flow: $4,201/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

+157.9% since first listed

24 events — show timeline

• 2026-05-02 Relisted — MLSU
• 2026-03-23 Relisted — MLSU
• 2026-03-11 Pending — MLSU
• 2026-03-11 Listing Removed — MLSU
• 2026-01-04 Listed $90,000 MLSU
• 2025-12-29 Listing Removed — MLSU
• 2025-10-28 Listed $90,000 MLSU
• 2024-11-13 Rental Removed $1,497 APPFOLIO
• 2024-11-13 Listed for Rent $1,497 APPFOLIO
• 2024-03-27 Sold (Public Records) — Public Records
• 2022-01-05 Sold (Public Records) — Public Records
• 2021-10-08 Listing Removed — MLSU
• 2019-03-20 Listed $48,000 MLSU
• 2015-06-05 Sold (Public Records) — Public Records
• 2015-06-05 Sold (MLS) — MLSU
• 2015-04-16 Listed $16,000 MLSU
• 2011-11-09 Sold (Public Records) — Public Records
• 2009-01-28 Sold (Public Records) — Public Records
• 2008-05-21 Sold (Public Records) — Public Records
• 2008-03-21 Sold (MLS) — MLSU
• 2008-02-12 Listed $34,900 MLSU
• 2002-08-30 Sold (Public Records) — Public Records
• 1995-07-24 Sold (Public Records) — Public Records
• 1976-07-07 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,439 · +2.5% YoY. Source: county tax records.