373 Fairhill Dr · Jackson, MS 39212

$64,900

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 6 Days on market

Built 1952 0.50 ac lot

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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
• 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

Discover the perfect blend of space and potential at 373 Fairhill Drive. Situated on a rare, sprawling . 5 acre lot in South Jackson, this 1952 ranch-style home offers 1,329 sq. ft. of comfortable living space. Featuring 3 bedrooms and 2 bathrooms, the interior boasts original hardwood floors and a functional eat-in kitchen. The massive, level backyard is a true standout, offering a private, wooded retreat with ample room for gardening, recreation, or workshop additions. A detached 2-car garage provides excellent storage or hobby space, complemented by a long private driveway for RV or boat parking.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1952

Tags

• SPRAWLING .5 ACRE LOT
• ORIGINAL HARDWOOD FLOORS
• FUNCTIONAL EAT-IN KITCHEN
• MASSIVE LEVEL BACKYARD
• PRIVATE WOODED RETREAT
• DETACHED 2-CAR GARAGE

Property features AI

Finance

• Other: Lot features include garden and level yard; Lot size approximately 0.5 acre

Exterior

• Parking: Detached garage (2 garage spaces); Driveway parking; Concrete and paved surfaces; Total parking for 4 vehicles
• Security: Deadbolt locks
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence (house); One level
• Construction: Brick veneer and wood siding construction; Composition/shingle roof; Conventional foundation; Built (year source: public records)
• Exterior features: Private yard; Rain gutters

Interior

• Kitchen: Dishwasher; Oven; Eat-in kitchen
• Bedrooms: Primary bedroom on the main level (12 x 14); Bedroom on the main level (11 x 12); Bedroom on the main level (10 x 11)
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating via wall furnace; Ceiling fans for cooling; Window air conditioning units
• Interior features: Ceiling fans; Eat-in kitchen; Deadbolt locks; Wood window frames; Crawl space basement; Total of 5 rooms
• Laundry & utility: Laundry room with washer and electric dryer hookups; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 15.4% 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: 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: Key Elementary School (math 12% / reading 12%, grade F, #308 of 375 statewide, top 83%, 199 students, 100% FRL); Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 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; 39 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 + 4.2% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,900

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.87% ✓
• Cap rate: 15.41%
• Cash-on-cash: 32.55%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $40,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2805 Engleside Dr	0.44mi	3/1.0	1,200 (0%)	0mo	$54,200	$45	75
2813 Brookwood Dr	0.21mi	3/1.0	1,141 (-5%)	3mo	$45,000	$39	75
167 Treehaven Dr	0.51mi	3/2.0	1,151 (-4%)	1mo	$39,500	$34	68
2566 Mcdowell Cir	0.60mi	3/1.5	1,204 (+0%)	3mo	$35,000	$29	67
677 Woody Dr	0.58mi	3/2.0	1,248 (+4%)	2mo	$70,000	$56	65
2524 Coronet Pl	0.74mi	3/1.0	1,190 (-1%)	3mo	$30,000	$25	57
2677 Shannon St	0.45mi	3/1.0	1,032 (-14%)	2mo	$60,000	$58	50
2612 Emerald Dr	0.63mi	4/2.0 (+1)	1,120 (-7%)	6mo	$55,000	$49	50
931 Stuart St	0.65mi	3/2.0	1,363 (+14%)	3mo	$32,500	$24	44
2646 Revere St	0.63mi	3/1.0	1,360 (+13%)	0mo	$30,000	$22	44
170 Cooper Rd	0.60mi	3/1.0	1,370 (+14%)	2mo	$18,500	$14	43
3409 Meadow Ln	0.66mi	3/1.0	1,380 (+15%)	2mo	$17,900	$13	39

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: 29.1%
• Equity multiple: 2.23×
• Total profit: $22,428
• Equity at exit: $9,677

10-year hold

• IRR: 37.2%
• Equity multiple: 4.66×
• Total profit: $66,477
• Equity at exit: $5,611

Cash invested: $18,172 (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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,215 high
• Mortgage (P&I): −$340
• Tax from tax record: −$100 /mo · $1,195/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $493

Break-even live

Break-even rent $591

Max offer price $64,900

Occupancy floor 54%

Sensitivity live

Price	-10% $530	-5% $511	+0% $493	+5% $475	+10% $456
Rent	-10% $397	-5% $445	+0% $493	+5% $541	+10% $589
Rate	-1.0pp $526	-0.5pp $509	base $493	+0.5pp $476	+1.0pp $459

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	0.20mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	0.28mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	15d	1	0.33mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	44d	1	0.33mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	15d	1	0.38mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	44d	1	0.39mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	24d	1	0.43mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	15d	1	0.43mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	0.52mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	24d	1	0.59mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	0.60mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	0.61mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	44d	18	0.74mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	0.75mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	0.75mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	15d	1	0.78mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	15d	1	0.84mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	15d	1	0.86mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	0.86mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	0.87mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	0.87mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	0.89mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	1.01mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	15d	1	1.01mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	44d	1	1.01mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	1.05mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	1.10mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	15d	1	1.10mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	24d	1	1.11mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	22d	1	1.17mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	15d	1	1.22mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	24d	1	1.28mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	24d	1	1.31mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	15d	1	1.31mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	22d	1	1.33mi
230 Savanna St Jackson, MS	2.0	1.0	782	$795	$1.02	44d	1	1.40mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	22d	1	1.42mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	15d	1	1.46mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	22d	1	1.46mi

Listing history 6 events

1. 2026-06-18
   days on market $64,900 Active 6 DOM
2. 2026-06-17
   days on market $64,900 Active 5 DOM
3. 2026-06-16
   days on market $64,900 Active 4 DOM
4. 2026-06-15
   days on market $64,900 Active 3 DOM
5. 2026-06-13
   remarks 606-char remark
6. 2026-06-13
   listed $64,900 Active 1 DOM

ⓘ 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: $1,195 · $100/mo
• Projected year-2 tax: $1,195 · $100/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥108°F today · 17 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: $14,580
• − Mortgage interest: −$3,635
• − Property taxes: −$1,195
• − Insurance: −$324
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$1,888
• Taxable income: $5,204
• Est. tax owed @ 24.0%: −$1,249
• After-tax cash flow: $4,666/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

+62.7% since first listed

14 events — show timeline

• 2026-06-12 Listed $64,900 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2014-08-04 Sold (Public Records) — Public Records
• 2011-12-28 Sold (Public Records) — Public Records
• 2011-12-28 Sold (Public Records) — Public Records
• 2010-06-14 Listed $34,900 MLSU
• 2009-07-09 Sold (Public Records) — Public Records
• 2009-06-30 Listed $55,000 MLSU
• 2007-11-01 Sold (Public Records) — Public Records
• 2007-09-12 Sold (MLS) — MLSU
• 2007-08-03 Listed $39,900 MLSU
• 1998-02-04 Sold (Public Records) — Public Records
• 1971-11-18 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,195 · +3.1% YoY. Source: county tax records.