865 Fairfax Cir · Jackson, MS 39211

$183,000

3 bd · 3.0 ba · 2,048 sqft · SingleFamily public records · 52 Days on market

Built 1967 0.49 ac lot $89/sqft · at area comps Est $185k · at est.

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Why this score? — see what drove the D+ 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 +18.7/30.0
• ARV discount +7.9/15.0
• DSCR +5.9/10.0
• 1% rule +5.4/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

GREAT INVESTMENT PROPERTY!!! This spacious 4- bedroom, 3 bath home offers plenty of potential and comfortable living space. Conveniently located near shopping, restaurants, schools and local amenities . Featuring generous room sizes and a functional layout, making it ideal for homeowners or investors looking to add to their portfolio. A MUST SEE!!!

Key facts

• 0.49 acre lot
• Garage
• Built 1967

Property features AI

Finance

• Other: Parcel number 0547-0170-000; Property located at 865 Fairfax Cir, Jackson, MS 39211
• Financial info: Details not provided
• HOA & community: Details not provided

Exterior

• Parking: Has garage
• Security: Details not provided
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available; Water available
• Home design: Single Family Residence; House; One story
• Construction: Brick veneer construction; Slab foundation; Built area approximately 2,048 (building area total)
• Exterior features: Composition roof; Lot approximately 0.49 acres

Interior

• Kitchen: Refrigerator
• Bedrooms: Details not provided
• Flooring: Details not provided
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Refrigerator
• Laundry & utility: Details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $183k).
• Recommended offer: $178k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 9.9% in Jackson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Spann Elementary School (math 7% / reading 21%, grade F, #289 of 375 statewide, top 78%, 395 students, 100% FRL); Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 221 active listings in the ZIP; 13 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 33% of the median local income ($69k/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 $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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $51k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y 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: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $177,510 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 8.0

CMA / ARV

• ARV (median comp): $184,574
• List price: $183,000
• Delta: -0.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1218 Springdale Dr	0.29mi	4/3.0 (+1)	2,017 (-2%)	5mo	$215,000	$107	75
1005 Briarwood Dr	0.38mi	3/2.0	1,994 (-3%)	5mo	$239,000	$120	70
1030 Adkins Blvd	0.16mi	4/2.0 (+1)	2,178 (+6%)	4mo	$153,000	$70	70
5379 Fairway St	0.55mi	3/2.0	2,089 (+2%)	2mo	$239,500	$115	66
5849 Medallion Dr	0.48mi	4/3.0 (+1)	1,934 (-6%)	3mo	$184,900	$96	61
5276 Saratoga Dr	0.53mi	4/2.0 (+1)	2,100 (+2%)	4mo	$269,900	$129	59
5235 Hialeah Dr	0.69mi	4/2.5 (+1)	2,100 (+2%)	2mo	$245,000	$117	55
1042 Bayridge Dr	0.45mi	3/2.0	2,282 (+11%)	1mo	$255,000	$112	55
887 Briarwood Dr	0.33mi	3/2.5	2,345 (+14%)	4mo	$239,000	$102	55
5812 Concord Dr	0.46mi	3/2.0	1,796 (-12%)	4mo	$106,000	$59	51
5246 Saratoga Dr	0.53mi	3/2.0	2,273 (+11%)	4mo	$220,000	$97	50
5212 Hialeah Dr	0.65mi	4/2.0 (+1)	2,335 (+14%)	2mo	$299,999	$128	35

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 · 7.9% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.76×
• Total profit: $-12,486
• Equity at exit: $27,286

10-year hold

• IRR: 8.9%
• Equity multiple: 1.85×
• Total profit: $43,450
• Equity at exit: $15,822

Cash invested: $51,240 (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 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$960
• Tax from tax record: −$282 /mo · $3,385/yr
• Insurance: −$76
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $114

Break-even live

Break-even rent $1,752

Max offer price $183,000

Occupancy floor 89%

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5538 Pine Lane Dr Jackson, MS	3.0	2.0	1627	$1,465	$0.90	43d	1	0.44mi
5544 Wayneland Dr Jackson, MS	3.0	2.0	1800	$1,831	$1.02	43d	1	0.47mi
1702 Jamestown Way Unit 1702 Jackson, MS	3.0	2.0	1465	$1,495	$1.02	43d	1	0.83mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	43d	1	0.84mi
1046 Newland St Jackson, MS	4.0	2.5	2700	$3,200	$1.19	23d	1	1.01mi
212 Pimlico Pl Jackson, MS	3.0	2.0	1600	$900	$0.56	13d	1	1.05mi
5125 Old Canton Rd Jackson, MS	3.0	3.0	2025	$2,100	$1.04	23d	1	1.14mi
119 S Canton Club Cir Jackson, MS	3.0	2.0	1444	$1,595	$1.10	23d	1	1.14mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	2401	$1,675	$0.70	13d	1	1.19mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	1955	$1,675	$0.86	23d	1	1.19mi
2009 Lake Trace Dr Jackson, MS	4.0	2.0	2028	$1,950	$0.96	13d	1	1.19mi
47 Moss Forest Cir Jackson, MS	4.0	3.0	2624	$3,000	$1.14	13d	1	1.43mi
6231 Waterford Dr Jackson, MS	4.0	3.5	2892	$2,200	$0.76	23d	1	1.44mi

Listing history 48 events

1. 2026-06-18
   days on market $183,000 Active 52 DOM
2. 2026-06-17
   days on market $183,000 Active 51 DOM
3. 2026-06-16
   days on market $183,000 Active 50 DOM
4. 2026-06-15
   days on market $183,000 Active 49 DOM
5. 2026-06-14
   days on market $183,000 Active 47 DOM
6. 2026-06-13
   days on market $183,000 Active 46 DOM
7. 2026-06-10
   days on market $183,000 Active 44 DOM
8. 2026-06-09
   days on market $183,000 Active 43 DOM
9. 2026-06-08
   days on market $183,000 Active 42 DOM
10. 2026-06-07
    days on market $183,000 Active 41 DOM
11. 2026-06-05
    days on market $183,000 Active 38 DOM
12. 2026-06-03
    days on market $183,000 Active 37 DOM
13. 2026-06-02
    days on market $183,000 Active 36 DOM
14. 2026-06-01
    days on market $183,000 Active 35 DOM
15. 2026-05-31
    days on market $183,000 Active 34 DOM
16. 2026-05-30
    days on market $183,000 Active 33 DOM
17. 2026-04-27
    listed $183,000 Active 352-char remark
18. 2025-11-07
    status Active
19. 2025-08-15
    status Active
20. 2025-06-26
    status Pending
21. 2025-06-26
    historical
22. 2025-06-26
    historical
23. 2025-05-28
    price $160,000
24. 2025-05-20
    price $165,000
25. 2025-04-17
    listed $175,000 Active
26. 2024-10-13
    historical
27. 2024-07-26
    price $190,000
28. 2024-07-10
    listed $200,000 Active
29. 2023-12-19
    soldstatus Closed
30. 2023-11-02
    status Pending
31. 2023-11-02
    price $90,000
32. 2023-10-09
    price $110,000
33. 2023-09-14
    status Active
34. 2023-09-07
    status Pending
35. 2023-08-22
    status Active
36. 2023-08-10
    status Pending
37. 2023-07-28
    listed $118,000 Active
38. 2023-03-20
    historical
39. 2023-03-03
    price $149,500
40. 2023-02-16
    price $150,000
41. 2023-01-20
    price $170,000
42. 2023-01-13
    listed $180,000 Active
43. 2013-06-24
    soldstatus
44. 2013-06-24
    soldstatus
45. 2013-02-26
    listed $76,500
46. 2012-12-20
    soldstatus
47. 1997-01-31
    soldstatus
48. 1985-11-20
    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: $3,385 · $282/mo
• Projected year-2 tax: $3,385 · $282/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 7/10 Severe FEMA zone X (shaded) · 99% 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: $22,760
• − Mortgage interest: −$10,251
• − Property taxes: −$3,385
• − Insurance: −$1,712
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$5,324
• Taxable loss: −$1,554
• Est. tax savings @ 24.0%: +$373
• After-tax cash flow: $1,739/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): 23,838
• Household income: $69,426
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 736.0

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: Majority Black (59%)
• Race & ethnicity: Black 59% White 36% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

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: ▼ -135.99%
• Current HPI: 145.5192
• Rent YoY: ▲ 7.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+139.2% since first listed

32 events — show timeline

• 2026-04-27 Listed $183,000 MLSU
• 2025-11-07 Relisted — MLSU
• 2025-08-15 Relisted — MLSU
• 2025-06-26 Pending — MLSU
• 2025-06-26 Listing Removed — MLSU
• 2025-06-26 Listing Removed — MLSU
• 2025-05-28 Price Changed $160,000 MLSU
• 2025-05-20 Price Changed $165,000 MLSU
• 2025-04-17 Listed $175,000 MLSU
• 2024-10-13 Listing Removed — MLSU
• 2024-07-26 Price Changed $190,000 MLSU
• 2024-07-10 Listed $200,000 MLSU
• 2023-12-19 Sold (MLS) — MLSU
• 2023-11-02 Pending — MLSU
• 2023-11-02 Price Changed $90,000 MLSU
• 2023-10-09 Price Changed $110,000 MLSU
• 2023-09-14 Relisted — MLSU
• 2023-09-07 Pending — MLSU
• 2023-08-22 Relisted — MLSU
• 2023-08-10 Pending — MLSU
• 2023-07-28 Listed $118,000 MLSU
• 2023-03-20 Listing Removed — MLSU
• 2023-03-03 Price Changed $149,500 MLSU
• 2023-02-16 Price Changed $150,000 MLSU
• 2023-01-20 Price Changed $170,000 MLSU
• 2023-01-13 Listed $180,000 MLSU
• 2013-06-24 Sold (Public Records) — Public Records
• 2013-06-24 Sold (MLS) — MLSU
• 2013-02-26 Listed $76,500 MLSU
• 2012-12-20 Sold (Public Records) — Public Records
• 1997-01-31 Sold (Public Records) — Public Records
• 1985-11-20 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,385 · +2.6% YoY. Source: county tax records.