4413 Dixie Dr · Jackson, MS 39209

$95,900

3 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 125 Days on market

Built 1948 0.51 ac lot $68/sqft · 164% 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 +26.4/30.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Come and view this 4br/2ba split plan spacious home on a spacious lot. Home features NO Carpets!, decorational fireplace, central heat and air, deep drive way and near main roads (Hwy 18, Hwy 80,, I20 and I220, minutes to city of Clinton, Byram and Raymond. Motivated seller and selling ''as is'' Grants and down payment assistance available, call your favorite Realtor now ot view!

Key facts

• Central heat and air
• Near main roads
• Deep drive way

Tags

• DECORATIONAL FIREPLACE
• CENTRAL HEAT AND AIR
• DEEP DRIVE WAY
• NEAR MAIN ROADS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $84k (12.0% 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: 165 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 37% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($663 loan paydown + $10k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 1.17% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.15%
• DSCR: 1.50
• GRM: 7.1

CMA / ARV

• ARV (median comp): $40,214
• List price: $95,900
• Delta: 138.47%
• 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
4429 Jackson Hwy	0.22mi	3/2.0	1,381 (-1%)	16mo	$32,250	$23	74
1304 Denson Ave	0.48mi	3/1.0	1,400 (0%)	3mo	$10,000	$7	71
3927 Faulk Blvd	0.59mi	3/2.0	1,333 (-5%)	5mo	$47,500	$36	60
1549 David Dr	0.72mi	3/2.0	1,274 (-9%)	13mo	$26,500	$21	41
3717 Faulk Blvd	0.71mi	3/1.0	1,259 (-10%)	9mo	$49,500	$39	38

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: 32.5%
• Equity multiple: 3.54×
• Total profit: $68,129
• Equity at exit: $86,394

10-year hold

• IRR: 28.0%
• Equity multiple: 8.01×
• Total profit: $188,133
• Equity at exit: $186,313

Cash invested: $26,852 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,125 high
• Mortgage (P&I): −$503
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $250

Break-even live

Break-even rent $809

Max offer price $95,900

Occupancy floor 73%

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1816 Kenmore Dr Jackson, MS	3.0	2.0	1000	$1,000	$1.00	23d	1	0.30mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	44d	1	0.68mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	23d	1	0.68mi
2010 Chadwick Dr Jackson, MS	2.0	2.0	1089	$1,174	$1.08	14d	1	0.94mi
2010 Chadwick Dr Jackson, MS	3.0	2.0	1275	$1,145	$0.90	44d	1	0.94mi
723 Glenmont Dr Jackson, MS	3.0	1.0	1018	$1,000	$0.98	44d	1	1.17mi
4567 Meadowmont Dr Jackson, MS	3.0	1.0	912	$800	$0.88	44d	1	1.19mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	14d	1	1.35mi
2119 Woodland Way Jackson, MS	3.0	2.0	1000	$1,155	$1.16	44d	1	1.42mi
2119 Woodland Way Jackson, MS	2.0	2.0	880	$965	$1.10	21d	1	1.42mi

Listing history 40 events

1. 2026-06-18
   days on market $95,900 Active 125 DOM
2. 2026-06-17
   days on market $95,900 Active 124 DOM
3. 2026-06-16
   days on market $95,900 Active 123 DOM
4. 2026-06-15
   days on market $95,900 Active 122 DOM
5. 2026-06-14
   days on market $95,900 Active 120 DOM
6. 2026-06-13
   days on market $95,900 Active 119 DOM
7. 2026-06-10
   days on market $95,900 Active 117 DOM
8. 2026-06-09
   days on market $95,900 Active 116 DOM
9. 2026-06-08
   days on market $95,900 Active 115 DOM
10. 2026-06-07
    days on market $95,900 Active 114 DOM
11. 2026-06-05
    days on market $95,900 Active 111 DOM
12. 2026-06-03
    days on market $95,900 Active 110 DOM
13. 2026-06-02
    days on market $95,900 Active 109 DOM
14. 2026-06-01
    days on market $95,900 Active 108 DOM
15. 2026-05-31
    days on market $95,900 Active 107 DOM
16. 2026-05-30
    days on market $95,900 Active 106 DOM
17. 2026-05-17
    price $95,900 383-char remark

    Show marketing remark (383 chars)

    Come and view this 4br/2ba split plan spacious home on a spacious lot. Home features NO Carpets!, decorational fireplace, central heat and air, deep drive way and near main roads (Hwy 18, Hwy 80,, I20 and I220, minutes to city of Clinton, Byram and Raymond. Motivated seller and selling ''as is'' Grants and down payment assistance available, call your favorite Realtor now ot view!

18. 2026-02-12
    listed $99,900 Active 383-char remark

    Show marketing remark (383 chars)

    Come and view this 4br/2ba split plan spacious home on a spacious lot. Home features NO Carpets!, decorational fireplace, central heat and air, deep drive way and near main roads (Hwy 18, Hwy 80,, I20 and I220, minutes to city of Clinton, Byram and Raymond. Motivated seller and selling ''as is'' Grants and down payment assistance available, call your favorite Realtor now ot view!

19. 2025-04-16
    historical $1,350
20. 2025-03-26
    price $1,350
21. 2025-02-05
    listed $1,450
22. 2024-05-28
    historical $1,150
23. 2024-05-21
    listed $1,150
24. 2024-01-29
    soldstatus
25. 2021-10-01
    historical
26. 2017-09-08
    soldstatus
27. 2017-08-07
    soldstatus
28. 2015-02-10
    soldstatus
29. 2010-09-13
    soldstatus
30. 2008-07-01
    soldstatus
31. 2008-06-10
    soldstatus
32. 2008-03-03
    listed $17,500
33. 2006-10-13
    historical
34. 2006-10-06
    soldstatus
35. 2006-05-29
    listed $85,000
36. 2006-02-04
    listed $85,000
37. 2005-08-26
    soldstatus
38. 2003-05-21
    soldstatus
39. 1997-12-30
    soldstatus
40. 1996-05-14
    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: $1,159 · $97/mo
• Projected year-2 tax: $1,159 · $97/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 · 19 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: $13,505
• − Mortgage interest: −$5,372
• − Property taxes: −$1,159
• − Insurance: −$480
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$2,790
• Taxable income: $1,544
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $2,625/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 (90%)
• Race & ethnicity: Black 90% White 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+12.8% since first listed

24 events — show timeline

• 2026-05-17 Price Changed $95,900 MLSU
• 2026-02-12 Listed $99,900 MLSU
• 2025-04-16 Rental Removed $1,350 BUILDIUM
• 2025-03-26 Price Changed $1,350 BUILDIUM
• 2025-02-05 Listed for Rent $1,450 BUILDIUM
• 2024-05-28 Rental Removed $1,150 APPFOLIO
• 2024-05-21 Listed for Rent $1,150 APPFOLIO
• 2024-01-29 Sold (Public Records) — Public Records
• 2021-10-01 Listing Removed — MLSU
• 2017-09-08 Sold (Public Records) — Public Records
• 2017-08-07 Sold (Public Records) — Public Records
• 2015-02-10 Sold (Public Records) — Public Records
• 2010-09-13 Sold (Public Records) — Public Records
• 2008-07-01 Sold (MLS) — MLSU
• 2008-06-10 Sold (Public Records) — Public Records
• 2008-03-03 Listed $17,500 MLSU
• 2006-10-13 Listing Removed — MLSU
• 2006-10-06 Sold (Public Records) — Public Records
• 2006-05-29 Listed $85,000 MLSU
• 2006-02-04 Listed $85,000 MLSU
• 2005-08-26 Sold (Public Records) — Public Records
• 2003-05-21 Sold (Public Records) — Public Records
• 1997-12-30 Sold (Public Records) — Public Records
• 1996-05-14 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,159 · +2.1% YoY. Source: county tax records.