721 Mccluer Rd · Jackson, MS 39212

$49,900

4 bd · 2.0 ba · 1,406 sqft · SingleFamily public records · 26 Days on market

Built 1980 0.99 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 MLS

HUD home for sale, as is. New homes available every Friday. This home is not FHA Insurable. FHA# 281-176635. Call your realtor to view or place a bid.

Key facts

• 0.99 acre lot
• Built 1980
• Listed 26 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence — one story; House structure; Brick construction; Shingle roof; Slab foundation
• Construction: Brick construction; Shingle roof; Slab foundation; One-level home
• Exterior features: Dog run

Interior

• Flooring: Carpet, linoleum and tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet, linoleum and tile flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.2% 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: Oak Forest Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 318 students, 100% FRL); Bailey Middle Apac School (math 46% / reading 62%, grade B-, #18 of 179 statewide, top 10%, 247 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; 12 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 31% 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 3 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,151 (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: 2.64% ✓
• Cap rate: 21.16%
• Cash-on-cash: 53.09%
• DSCR: 3.36
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $134,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
786 Hunter Ln	0.13mi	3/2.0 (-1)	1,271 (-10%)	4mo	$130,000	$102	69
605 Upper Darby Rd	0.57mi	3/2.0 (-1)	1,442 (+3%)	3mo	$155,000	$107	62
624 Mccluer Rd	0.25mi	3/2.0 (-1)	1,475 (+5%)	17mo	$175,000	$119	61
622 David Cv	0.19mi	3/2.0 (-1)	1,279 (-9%)	14mo	$122,500	$96	60
622 Chelsea Dr	0.56mi	3/2.0 (-1)	1,342 (-5%)	2mo	$115,000	$86	60
495 Chelsea Dr	0.58mi	3/2.0 (-1)	1,340 (-5%)	2mo	$145,900	$109	58
631 Tifton Dr	0.41mi	3/2.0 (-1)	1,477 (+5%)	15mo	$48,900	$33	55
654 Briarcliff Cir	0.56mi	3/2.0 (-1)	1,314 (-6%)	13mo	$158,500	$121	47
965 N Valley Falls Rd	0.65mi	3/2.0 (-1)	1,329 (-6%)	12mo	$105,000	$79	46
637 Chelsea Dr	0.52mi	3/2.0 (-1)	1,230 (-12%)	11mo	$60,000	$49	41
3655 Rainey Rd	0.36mi	3/1.0 (-1)	1,247 (-11%)	18mo	$19,800	$16	41
609 Briarcliff Cir	0.54mi	3/2.0 (-1)	1,613 (+15%)	10mo	$60,000	$37	37

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: 52.7%
• Equity multiple: 3.36×
• Total profit: $33,008
• Equity at exit: $7,440

10-year hold

• IRR: 58.5%
• Equity multiple: 7.20×
• Total profit: $86,671
• Equity at exit: $4,314

Cash invested: $13,972 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$262
• Tax from tax record: −$141 /mo · $1,695/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $618

Break-even live

Break-even rent $536

Max offer price $49,900

Occupancy floor 48%

Sensitivity live

Price	-10% $646	-5% $632	+0% $618	+5% $604	+10% $590
Rent	-10% $514	-5% $566	+0% $618	+5% $670	+10% $722
Rate	-1.0pp $643	-0.5pp $631	base $618	+0.5pp $605	+1.0pp $592

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	15d	1	1.07mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	25d	1	1.08mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	15d	1	1.09mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	45d	1	1.09mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	45d	1	1.11mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	22d	1	1.17mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	22d	1	1.23mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	15d	1	1.26mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	22d	1	1.27mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	25d	1	1.42mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	45d	1	1.44mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	15d	1	1.47mi

Listing history 26 events

1. 2026-06-22
   days on market $49,900 Active 26 DOM
2. 2026-06-18
   days on market $49,900 Active 23 DOM
3. 2026-06-17
   days on market $49,900 Active 22 DOM
4. 2026-06-16
   days on market $49,900 Active 21 DOM
5. 2026-06-15
   days on market $49,900 Active 20 DOM
6. 2026-06-14
   days on market $49,900 Active 18 DOM
7. 2026-06-13
   days on market $49,900 Active 17 DOM
8. 2026-06-10
   days on market $49,900 Active 15 DOM
9. 2026-06-09
   days on market $49,900 Active 14 DOM
10. 2026-06-08
    days on market $49,900 Active 13 DOM
11. 2026-06-07
    days on market $49,900 Active 12 DOM
12. 2026-06-05
    days on market $49,900 Active 9 DOM
13. 2026-06-03
    days on market $49,900 Active 8 DOM
14. 2026-06-02
    days on market $49,900 Active 7 DOM
15. 2026-06-01
    days on market $49,900 Active 6 DOM
16. 2026-05-31
    days on market $49,900 Active 5 DOM
17. 2026-05-30
    days on market $49,900 Active 4 DOM
18. 2026-05-26
    listed $49,900 Active
19. 2014-05-06
    soldstatus
20. 2008-01-17
    historical
21. 2007-11-06
    listed $34,900
22. 2007-09-27
    soldstatus
23. 2003-08-14
    soldstatus 150-char remark

    Show marketing remark (150 chars)

    HUD home for sale, as is. New homes available every Friday. This home is not FHA Insurable. FHA# 281-176635. Call your realtor to view or place a bid.

24. 2003-06-27
    listed $38,000 150-char remark

    Show marketing remark (150 chars)

    HUD home for sale, as is. New homes available every Friday. This home is not FHA Insurable. FHA# 281-176635. Call your realtor to view or place a bid.

25. 1988-10-10
    soldstatus
26. 1980-10-10
    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: $1,695 · $141/mo
• Projected year-2 tax: $1,695 · $141/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 4/10 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: $15,827
• − Mortgage interest: −$2,795
• − Property taxes: −$1,695
• − Insurance: −$250
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$1,452
• Taxable income: $7,103
• Est. tax owed @ 24.0%: −$1,705
• After-tax cash flow: $5,714/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

+31.3% since first listed

9 events — show timeline

• 2026-05-26 Listed $49,900 MLSU
• 2014-05-06 Sold (Public Records) — Public Records
• 2008-01-17 Listing Removed — MLSU
• 2007-11-06 Listed $34,900 MLSU
• 2007-09-27 Sold (Public Records) — Public Records
• 2003-08-14 Sold (MLS) — MLSU
• 2003-06-27 Listed $38,000 MLSU
• 1988-10-10 Sold (Public Records) — Public Records
• 1980-10-10 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,695 · +2.9% YoY. Source: county tax records.