4336 Cypress Dr · Jackson, MS 39212

$96,900

3 bd · 2.0 ba · 1,192 sqft · SingleFamily public records · 60 Days on market

Built 1987 8,276 sqft lot $81/sqft · 32% below area Est $142k · 32% under ↓ 8% 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Welcome to this inviting mid-century style residence that blends comfort, functionality, and character. The exterior features a timeless combination of siding and low maintenance brick, complemented by a covered carport and a well-kept front lawn. Mature trees frame the property, adding privacy and natural beauty. Step inside to discover multiple living spaces with neutral tones, ceiling fans, and abundant natural light. A brick fireplace serves as the centerpiece of the main living room, creating a warm and welcoming atmosphere. The adjoining dining area is accented with cheerful wall décor, perfect for gatherings with family and friends. The kitchen offers classic wooden cabinetry, a stainless steel double sink, and a large window overlooking the backyard. A decorative sign above the window adds a touch of charm to this bright and functional space. Bedrooms are generously sized, featuring closets, windows with blinds, and carpeted or tiled flooring. The bathroom includes a vanity with ample storage, a large mirror, and a combination tub/shower. Outdoors, the fenced backyard provides a private retreat with a lush lawn, ideal for recreation, gardening, or simply relaxing under the clear blue sky.

Key facts

• Brick fireplace
• Covered carport
• Well-kept front lawn

Tags

• MID-CENTURY STYLE RESIDENCE
• COVERED CARPORT
• WELL-KEPT FRONT LAWN
• MATURE TREES
• MULTIPLE LIVING SPACES
• BRICK FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $94k (3.0% 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 fast (+4.2%/yr); 302 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 32% 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 $670 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $93,993 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.38% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.94%
• DSCR: 1.84
• GRM: 6.0

CMA / ARV

• ARV (median comp): $141,907
• List price: $96,900
• Delta: -31.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4271 Cypress Dr	0.09mi	3/2.0	1,222 (+2%)	6mo	$107,900	$88	86
5513 Dogwood Trl	0.35mi	3/2.0	1,219 (+2%)	2mo	$130,000	$107	78
5551 Will O Run Cir	0.37mi	3/2.0	1,138 (-4%)	6mo	$99,900	$88	70
5526 Dogwood Trl	0.31mi	3/2.0	1,248 (+5%)	18mo	$109,500	$88	62
38 Cedar Pl	0.50mi	3/1.0	1,125 (-6%)	4mo	$79,000	$70	60
4869 Cottonwood Ln	0.50mi	3/2.0	1,221 (+2%)	16mo	$112,500	$92	59
4953 Oak Leaf Dr	0.65mi	3/2.0	1,244 (+4%)	15mo	$116,000	$93	50
4014 Will O Run Dr	0.53mi	3/1.0	1,158 (-3%)	21mo	$119,900	$104	49
4341 Redwood Cir	0.48mi	3/2.0	1,286 (+8%)	23mo	$139,900	$109	45
4033 Will O Run Dr	0.47mi	2/1.0 (-1)	1,133 (-5%)	21mo	$119,900	$106	43
103 Ramada Cir	0.73mi	3/2.0	1,143 (-4%)	21mo	$50,000	$44	41
539 Winnwood	0.66mi	3/2.0	1,324 (+11%)	16mo	$109,900	$83	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: 12.1%
• Equity multiple: 1.49×
• Total profit: $13,246
• Equity at exit: $14,448

10-year hold

• IRR: 22.0%
• Equity multiple: 2.98×
• Total profit: $53,695
• Equity at exit: $8,378

Cash invested: $27,132 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$508
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $428

Break-even live

Break-even rent $797

Max offer price $96,900

Occupancy floor 63%

Sensitivity live

Price	-10% $483	-5% $456	+0% $428	+5% $401	+10% $373
Rent	-10% $322	-5% $375	+0% $428	+5% $481	+10% $534
Rate	-1.0pp $477	-0.5pp $453	base $428	+0.5pp $403	+1.0pp $378

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: $24,225
• Closing costs: $2,907
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2750 N Siwell Rd Jackson, MS	1.0–2.0	1.0	850	$975	$1.15	14d	1	0.68mi
4954 Hanging Oak Dr Jackson, MS	3.0	2.0	1082	$1,215	$1.12	44d	1	0.87mi
1457 Lakeview Ave Jackson, MS	3.0	2.0	1288	$1,426	$1.11	14d	1	1.30mi
1478 Bass Ave Jackson, MS	3.0	2.0	1036	$1,525	$1.47	14d	1	1.32mi

Listing history 10 events

1. 2026-06-03
   status $96,900 Pending 60 DOM
2. 2026-06-02
   days on market $96,900 Active 60 DOM
3. 2026-06-01
   days on market $96,900 Active 59 DOM
4. 2026-05-31
   days on market $96,900 Active 58 DOM
5. 2026-05-30
   days on market $96,900 Active 57 DOM
6. 2026-05-06
   price $96,900 1225-char remark

   Show marketing remark (1225 chars)

   Welcome to this inviting mid-century style residence that blends comfort, functionality, and character. The exterior features a timeless combination of siding and low maintenance brick, complemented by a covered carport and a well-kept front lawn. Mature trees frame the property, adding privacy and natural beauty. Step inside to discover multiple living spaces with neutral tones, ceiling fans, and abundant natural light. A brick fireplace serves as the centerpiece of the main living room, creating a warm and welcoming atmosphere. The adjoining dining area is accented with cheerful wall décor, perfect for gatherings with family and friends. The kitchen offers classic wooden cabinetry, a stainless steel double sink, and a large window overlooking the backyard. A decorative sign above the window adds a touch of charm to this bright and functional space. Bedrooms are generously sized, featuring closets, windows with blinds, and carpeted or tiled flooring. The bathroom includes a vanity with ample storage, a large mirror, and a combination tub/shower. Outdoors, the fenced backyard provides a private retreat with a lush lawn, ideal for recreation, gardening, or simply relaxing under the clear blue sky.

7. 2026-04-02
   listed $105,900 Active 1225-char remark

   Show marketing remark (1225 chars)

   Welcome to this inviting mid-century style residence that blends comfort, functionality, and character. The exterior features a timeless combination of siding and low maintenance brick, complemented by a covered carport and a well-kept front lawn. Mature trees frame the property, adding privacy and natural beauty. Step inside to discover multiple living spaces with neutral tones, ceiling fans, and abundant natural light. A brick fireplace serves as the centerpiece of the main living room, creating a warm and welcoming atmosphere. The adjoining dining area is accented with cheerful wall décor, perfect for gatherings with family and friends. The kitchen offers classic wooden cabinetry, a stainless steel double sink, and a large window overlooking the backyard. A decorative sign above the window adds a touch of charm to this bright and functional space. Bedrooms are generously sized, featuring closets, windows with blinds, and carpeted or tiled flooring. The bathroom includes a vanity with ample storage, a large mirror, and a combination tub/shower. Outdoors, the fenced backyard provides a private retreat with a lush lawn, ideal for recreation, gardening, or simply relaxing under the clear blue sky.

8. 1999-03-23
   soldstatus
9. 1992-02-11
   soldstatus
10. 1988-04-12
    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: $970 · $81/mo
• Projected year-2 tax: $970 · $81/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 7/10 Severe 78% 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: $16,065
• − Mortgage interest: −$5,428
• − Property taxes: −$970
• − Insurance: −$484
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$2,819
• Taxable income: $3,793
• Est. tax owed @ 24.0%: −$910
• After-tax cash flow: $4,229/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

-8.5% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $96,900 MLSU
• 2026-04-02 Listed $105,900 MLSU
• 1999-03-23 Sold (Public Records) — Public Records
• 1992-02-11 Sold (Public Records) — Public Records
• 1988-04-12 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $970 · +4.2% YoY. Source: county tax records.