579 Briarcliff Cir · Jackson, MS 39212

$75,000

3 bd · 2.0 ba · 1,310 sqft · SingleFamily public records · 15 Days on market

Built 1996 0.28 ac lot Est $103k · 28% under ↓ 12% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

1997 Ranch offers 3 bed, 2 bath, with approximately 1300 square feet of living space, and an attached 2 car garage. The home is situated on a sizable lot measuring about 0.28 acres with well manicured landscaping. Some of the features include neutral paint, wall to wall carpet, custom built ins, lots of natural light, and an eat in galley style kitchen. Add a personal touch and see what you can do here!REO PROPERTY-BANK OWNED. PROPERTY SOLD AS IS. Buyer or Buyer's Agent will be responsible for activation of utilities related to inspections.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1996

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence (house); One level
• Construction: Brick construction; Slab foundation; Built (year source: public records)
• Exterior features: Shingle roof; Lot approximately 0.28 acres

Interior

• Kitchen: Free-standing range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vinyl windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: Oak Forest Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 318 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; 33 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).
• This rent runs 30% 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 $519 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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: property tax is 3.4% of price.
• 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.70% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.12%
• DSCR: 1.94
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $103,490
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
495 Chelsea Dr	0.07mi	3/2.0	1,340 (+2%)	2mo	$145,900	$109	91
622 Chelsea Dr	0.16mi	3/2.0	1,342 (+2%)	2mo	$115,000	$86	87
605 Upper Darby Rd	0.06mi	3/2.0	1,442 (+10%)	3mo	$155,000	$107	78
637 Chelsea Dr	0.18mi	3/2.0	1,230 (-6%)	11mo	$60,000	$49	72
611 Chelsea Dr	0.12mi	3/1.5	1,118 (-15%)	1mo	$26,900	$24	67
786 Hunter Ln	0.64mi	3/2.0	1,271 (-3%)	4mo	$130,000	$102	62
965 N Valley Falls Rd	0.58mi	3/2.0	1,329 (+2%)	12mo	$105,000	$79	61
3506 Rainey Rd	0.43mi	3/2.0	1,239 (-5%)	13mo	$73,000	$59	60
702 Cooper Rd	0.59mi	3/1.0	1,241 (-5%)	4mo	$91,000	$73	56
3333 Rosemary Ave	0.69mi	3/1.5	1,241 (-5%)	5mo	$63,000	$51	53
3302 Cherrywood Dr	0.66mi	3/2.0	1,416 (+8%)	11mo	$80,000	$56	46
628 David Cv	0.54mi	3/2.0	1,153 (-12%)	13mo	$139,900	$121	44

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: 15.2%
• Equity multiple: 1.62×
• Total profit: $13,084
• Equity at exit: $11,183

10-year hold

• IRR: 25.0%
• Equity multiple: 3.32×
• Total profit: $48,821
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$393
• Tax from tax record: −$215 /mo · $2,574/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $370

Break-even live

Break-even rent $809

Max offer price $75,000

Occupancy floor 66%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	0.50mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	0.64mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	0.76mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	0.79mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	13d	1	0.81mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	0.81mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	13d	1	0.85mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	21d	1	0.87mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	0.87mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	0.88mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	43d	1	0.92mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	0.92mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	0.93mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	0.95mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	13d	1	1.00mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	1.05mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	1.09mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	1.09mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	1.11mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	1.11mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	1.12mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	1.12mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	13d	1	1.25mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	1.25mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	1.32mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	1.33mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	1.33mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	1.36mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	1.40mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	21d	1	1.41mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	43d	1	1.45mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	1.45mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	1.48mi

Listing history 18 events

1. 2026-06-03
   status $75,000 Pending 15 DOM
2. 2026-06-02
   days on market $75,000 Active 15 DOM
3. 2026-06-01
   days on market $75,000 Active 14 DOM
4. 2026-05-31
   days on market $75,000 Active 13 DOM
5. 2026-05-30
   days on market $75,000 Active 12 DOM
6. 2026-05-18
   listed $75,000 Active
7. 2021-10-01
   historical
8. 2017-12-11
   soldstatus
9. 2017-08-29
   soldstatus 546-char remark

   Show marketing remark (546 chars)

   1997 Ranch offers 3 bed, 2 bath, with approximately 1300 square feet of living space, and an attached 2 car garage. The home is situated on a sizable lot measuring about 0.28 acres with well manicured landscaping. Some of the features include neutral paint, wall to wall carpet, custom built ins, lots of natural light, and an eat in galley style kitchen. Add a personal touch and see what you can do here!REO PROPERTY-BANK OWNED. PROPERTY SOLD AS IS. Buyer or Buyer's Agent will be responsible for activation of utilities related to inspections.

10. 2017-03-28
    listed $42,000 546-char remark

    Show marketing remark (546 chars)

    1997 Ranch offers 3 bed, 2 bath, with approximately 1300 square feet of living space, and an attached 2 car garage. The home is situated on a sizable lot measuring about 0.28 acres with well manicured landscaping. Some of the features include neutral paint, wall to wall carpet, custom built ins, lots of natural light, and an eat in galley style kitchen. Add a personal touch and see what you can do here!REO PROPERTY-BANK OWNED. PROPERTY SOLD AS IS. Buyer or Buyer's Agent will be responsible for activation of utilities related to inspections.

11. 2016-12-02
    soldstatus
12. 2004-03-30
    soldstatus
13. 2004-03-29
    soldstatus
14. 2004-03-05
    listed $80,000
15. 2003-05-31
    listed $85,000
16. 2001-03-30
    soldstatus
17. 1997-04-29
    soldstatus
18. 1996-06-17
    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: $2,574 · $215/mo
• Projected year-2 tax: $2,574 · $215/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 3/10 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: $15,323
• − Mortgage interest: −$4,201
• − Property taxes: −$2,574
• − Insurance: −$375
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$2,182
• Taxable income: $3,539
• Est. tax owed @ 24.0%: −$849
• After-tax cash flow: $3,587/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

-11.8% since first listed

13 events — show timeline

• 2026-05-18 Listed $75,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2017-12-11 Sold (Public Records) — Public Records
• 2017-08-29 Sold (MLS) — MLSU
• 2017-03-28 Listed $42,000 MLSU
• 2016-12-02 Sold (Public Records) — Public Records
• 2004-03-30 Sold (MLS) — MLSU
• 2004-03-29 Sold (Public Records) — Public Records
• 2004-03-05 Listed $80,000 MLSU
• 2003-05-31 Listed $85,000 MLSU
• 2001-03-30 Sold (Public Records) — Public Records
• 1997-04-29 Sold (Public Records) — Public Records
• 1996-06-17 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $2,574 · +3.3% YoY. Source: county tax records.