3938 Oakhill Dr · Jackson, MS 39206

$159,900

4 bd · 3.5 ba · 2,290 sqft · SingleFamily public records · 80 Days on market

Built 1950 0.39 ac lot $70/sqft · 136% above area

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Why this score? — see what drove the C 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 +24.8/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A great opportunity to own this rental investment in a great area. Add this 4br/3.5ba bath with over 2,000 sqft property to your rental portfolio. Tenant in place with 1 year lease with it cash flowing $1500 per month. Home features a fireplace, 2 kitchen areas, 2 car carport, deep drive way, etc. Property is near main roads and I220, shopping, dining and schools and churches, call your Realtor not for more information. **Do not disturb tenants**

Key facts

• 2 car carport
• 2 kitchen areas
• Deep drive way

Tags

• FIREPLACE
• 2 KITCHEN AREAS
• 2 CAR CARPORT
• DEEP DRIVE WAY

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% 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: schools F, amenities F, employment 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.
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,842/mo this rent would consume 52% of the median local household income ($43k/yr) (locally 1554% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.15% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.12%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

• ARV (median comp): $67,631
• List price: $159,900
• Delta: 136.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 Watkins Pl	0.50mi	4/2.0	2,071 (-10%)	4mo	$169,900	$82	51
324 Stillwood Dr	0.47mi	3/2.0 (-1)	2,082 (-9%)	21mo	$109,900	$53	35
638 Elmwood Cir	0.67mi	5/2.0 (+1)	2,019 (-12%)	12mo	$39,900	$20	28

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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-4,523
• Equity at exit: $23,842

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $22,815
• Equity at exit: $13,825

Cash invested: $44,772 (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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,842 high
• Mortgage (P&I): −$839
• Tax from tax record: −$210 /mo · $2,522/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $340

Break-even live

Break-even rent $1,412

Max offer price $159,900

Occupancy floor 77%

Sensitivity live

Price	-10% $431	-5% $385	+0% $340	+5% $295	+10% $250
Rent	-10% $195	-5% $267	+0% $340	+5% $413	+10% $486
Rate	-1.0pp $421	-0.5pp $381	base $340	+0.5pp $299	+1.0pp $257

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Melbourne Rd Jackson, MS	4.0	2.0	1744	$1,350	$0.77	44d	1	0.83mi
612 Heather Ln Jackson, MS	4.0	2.0	1642	$1,675	$1.02	24d	1	0.84mi
341 E Northside Dr Jackson, MS	4.0	2.0	1732	$1,775	$1.02	24d	1	1.01mi
4220 Council Cir Jackson, MS	3.0	2.5	1780	$1,850	$1.04	24d	1	1.16mi
4056 Redwing Ave Jackson, MS	3.0	2.0	1678	$1,850	$1.10	44d	1	1.17mi
622 Naples Rd Jackson, MS	4.0	2.5	2210	$1,650	$0.75	24d	1	1.23mi
724 Meadowbrook Rd Jackson, MS	3.0	2.0	1593	$2,150	$1.35	44d	1	1.32mi

Listing history 25 events

1. 2026-06-18
   days on market $159,900 Active 80 DOM
2. 2026-06-17
   days on market $159,900 Active 79 DOM
3. 2026-06-16
   days on market $159,900 Active 78 DOM
4. 2026-06-15
   days on market $159,900 Active 77 DOM
5. 2026-06-14
   days on market $159,900 Active 75 DOM
6. 2026-06-13
   days on market $159,900 Active 74 DOM
7. 2026-06-10
   days on market $159,900 Active 72 DOM
8. 2026-06-09
   days on market $159,900 Active 71 DOM
9. 2026-06-08
   days on market $159,900 Active 70 DOM
10. 2026-06-07
    days on market $159,900 Active 69 DOM
11. 2026-06-05
    days on market $159,900 Active 66 DOM
12. 2026-06-03
    days on market $159,900 Active 65 DOM
13. 2026-06-02
    days on market $159,900 Active 64 DOM
14. 2026-06-01
    days on market $159,900 Active 63 DOM
15. 2026-05-31
    days on market $159,900 Active 62 DOM
16. 2026-05-30
    days on market $159,900 Active 61 DOM
17. 2026-03-30
    listed $159,900 Active 451-char remark

    Show marketing remark (451 chars)

    A great opportunity to own this rental investment in a great area. Add this 4br/3.5ba bath with over 2,000 sqft property to your rental portfolio. Tenant in place with 1 year lease with it cash flowing $1500 per month. Home features a fireplace, 2 kitchen areas, 2 car carport, deep drive way, etc. Property is near main roads and I220, shopping, dining and schools and churches, call your Realtor not for more information. **Do not disturb tenants**

18. 2025-10-18
    historical $1,795
19. 2025-09-27
    listed $1,795
20. 2024-10-02
    soldstatus Closed 276-char remark

    Show marketing remark (276 chars)

    This house has all the space you'll need for a large growing family. There's 4 large bedrooms 3.5 baths and an extra kitchen area in the rear that would be perfect for mother-in-law plans or adult children needing their own space. Don't delay in viewing this beautiful home.

21. 2024-09-30
    soldstatus
22. 2024-09-10
    status Pending 276-char remark

    Show marketing remark (276 chars)

    This house has all the space you'll need for a large growing family. There's 4 large bedrooms 3.5 baths and an extra kitchen area in the rear that would be perfect for mother-in-law plans or adult children needing their own space. Don't delay in viewing this beautiful home.

23. 2024-08-08
    listed $74,900 Active 276-char remark

    Show marketing remark (276 chars)

    This house has all the space you'll need for a large growing family. There's 4 large bedrooms 3.5 baths and an extra kitchen area in the rear that would be perfect for mother-in-law plans or adult children needing their own space. Don't delay in viewing this beautiful home.

24. 1996-07-29
    soldstatus
25. 1973-12-01
    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: $2,522 · $210/mo
• Projected year-2 tax: $2,522 · $210/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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,110
• − Mortgage interest: −$8,957
• − Property taxes: −$2,522
• − Insurance: −$800
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$4,652
• Taxable income: $1,642
• Est. tax owed @ 24.0%: −$394
• After-tax cash flow: $3,689/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+113.5% since first listed

9 events — show timeline

• 2026-03-30 Listed $159,900 MLSU
• 2025-10-18 Rental Removed $1,795 APPFOLIO
• 2025-09-27 Listed for Rent $1,795 APPFOLIO
• 2024-10-02 Sold (MLS) — MLSU
• 2024-09-30 Sold (Public Records) — Public Records
• 2024-09-10 Pending — MLSU
• 2024-08-08 Listed $74,900 MLSU
• 1996-07-29 Sold (Public Records) — Public Records
• 1973-12-01 Sold (Public Records) — Public Records

Property tax history

+29.4%/yr

Latest (2025): $2,522 · +2.2% YoY. Source: county tax records.