2823 Fairhill Dr · Jackson, MS 39212

$81,000

3 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 337 Days on market

Built 1950 0.25 ac lot $74/sqft · 153% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Beautifully remodeled 3-bedroom, 1-bath home featuring a brand-new water heater, efficient mini-split HVAC systems, and a fully updated kitchen and bathroom.

Key facts

• New water heater
• Updated kitchen
• Updated bathroom

Tags

• REMODELED HOME
• NEW WATER HEATER
• MINI-SPLIT HVAC SYSTEMS
• UPDATED KITCHEN
• UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $71k (12.0% 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: 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $560 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 $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 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 1950 — 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: 1.47% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.07%
• DSCR: 1.94
• GRM: 5.7

CMA / ARV

• ARV (median comp): $31,493
• List price: $81,000
• Delta: 157.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2805 Engleside Dr	0.08mi	3/1.0	1,200 (+10%)	0mo	$54,200	$45	80
2677 Shannon St	0.28mi	3/1.0	1,032 (-6%)	2mo	$60,000	$58	75
2813 Brookwood Dr	0.35mi	3/1.0	1,141 (+4%)	3mo	$45,000	$39	74
2566 Mcdowell Cir	0.29mi	3/1.5	1,204 (+10%)	3mo	$35,000	$29	66
2647 Glenn St	0.60mi	3/1.0	1,050 (-4%)	2mo	$14,500	$14	64
2524 Coronet Pl	0.52mi	3/1.0	1,190 (+9%)	3mo	$30,000	$25	59
2842 Teresa Dr	0.60mi	3/1.0	1,008 (-8%)	2mo	$35,000	$35	57
167 Treehaven Dr	0.66mi	3/2.0	1,151 (+5%)	1mo	$39,500	$34	56
1319 Dorgan St	0.73mi	3/2.0	1,131 (+3%)	1mo	$65,000	$57	56
2416 Paden St	0.53mi	4/2.0 (+1)	1,178 (+8%)	0mo	$84,900	$72	54
2877 Teresa Dr	0.65mi	3/1.5	1,006 (-8%)	4mo	$105,000	$104	51
218 Hilliyard Ct	0.65mi	3/1.0	980 (-11%)	4mo	$24,900	$25	49

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: 14.9%
• Equity multiple: 1.61×
• Total profit: $13,730
• Equity at exit: $12,077

10-year hold

• IRR: 24.5%
• Equity multiple: 3.24×
• Total profit: $50,901
• Equity at exit: $7,003

Cash invested: $22,680 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,188 high
• Mortgage (P&I): −$425
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $398

Break-even live

Break-even rent $684

Max offer price $81,000

Occupancy floor 61%

Sensitivity live

Price	-10% $444	-5% $421	+0% $398	+5% $375	+10% $352
Rent	-10% $304	-5% $351	+0% $398	+5% $445	+10% $492
Rate	-1.0pp $439	-0.5pp $419	base $398	+0.5pp $377	+1.0pp $356

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	0.07mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	0.18mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	0.27mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	0.58mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	0.58mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	0.60mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	24d	1	0.62mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	14d	1	0.62mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	44d	18	0.64mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	0.64mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	0.65mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	0.66mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	44d	1	0.66mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	0.71mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	44d	1	0.71mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	0.72mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	0.72mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	0.92mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	0.92mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	0.92mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	0.92mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	24d	1	0.93mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	0.95mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	0.99mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	1.04mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	1.12mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	1.12mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	1.16mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	24d	1	1.21mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	44d	1	1.32mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	14d	1	1.43mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	22d	1	1.48mi

Listing history 30 events

1. 2026-06-18
   days on market $81,000 Active 337 DOM
2. 2026-06-17
   days on market $81,000 Active 336 DOM
3. 2026-06-16
   days on market $81,000 Active 335 DOM
4. 2026-06-15
   days on market $81,000 Active 334 DOM
5. 2026-06-14
   days on market $81,000 Active 332 DOM
6. 2026-06-13
   days on market $81,000 Active 331 DOM
7. 2026-06-10
   days on market $81,000 Active 329 DOM
8. 2026-06-09
   days on market $81,000 Active 328 DOM
9. 2026-06-08
   days on market $81,000 Active 327 DOM
10. 2026-06-07
    days on market $81,000 Active 326 DOM
11. 2026-06-05
    days on market $81,000 Active 323 DOM
12. 2026-06-03
    days on market $81,000 Active 322 DOM
13. 2026-06-02
    days on market $81,000 Active 321 DOM
14. 2026-06-01
    days on market $81,000 Active 320 DOM
15. 2026-05-31
    days on market $81,000 Active 319 DOM
16. 2026-05-30
    days on market $81,000 Active 318 DOM
17. 2025-10-23
    price $81,000 157-char remark

    Show marketing remark (157 chars)

    Beautifully remodeled 3-bedroom, 1-bath home featuring a brand-new water heater, efficient mini-split HVAC systems, and a fully updated kitchen and bathroom.

18. 2025-10-10
    price $84,000 157-char remark

    Show marketing remark (157 chars)

    Beautifully remodeled 3-bedroom, 1-bath home featuring a brand-new water heater, efficient mini-split HVAC systems, and a fully updated kitchen and bathroom.

19. 2025-07-14
    listed $87,000 Active 157-char remark

    Show marketing remark (157 chars)

    Beautifully remodeled 3-bedroom, 1-bath home featuring a brand-new water heater, efficient mini-split HVAC systems, and a fully updated kitchen and bathroom.

20. 2024-09-20
    soldstatus Closed 691-char remark

    Show marketing remark (691 chars)

    Discover the charm of this beautifully renovated 3 bedroom, 1 bath property. Step inside to find a tastefully updated interior, featuring new fixtures, stylish LVT flooring, and fresh paint throughout. Stay cozy with newly installed heating/cooling window units, and enjoy the convenience of updated plumbing and electrical systems and new water heater. The bathrooms have been completely refreshed with modern finishes, while the kitchen shines with new cabinets and countertops. Don't miss out on the chance to make this inviting home yours, where every detail has been thoughtfully upgraded for your enjoyment. Seller has many properties on the market and will consider a package deal.

21. 2024-05-10
    status Pending 691-char remark

    Show marketing remark (691 chars)

    Discover the charm of this beautifully renovated 3 bedroom, 1 bath property. Step inside to find a tastefully updated interior, featuring new fixtures, stylish LVT flooring, and fresh paint throughout. Stay cozy with newly installed heating/cooling window units, and enjoy the convenience of updated plumbing and electrical systems and new water heater. The bathrooms have been completely refreshed with modern finishes, while the kitchen shines with new cabinets and countertops. Don't miss out on the chance to make this inviting home yours, where every detail has been thoughtfully upgraded for your enjoyment. Seller has many properties on the market and will consider a package deal.

22. 2024-04-20
    status Active 691-char remark

    Show marketing remark (691 chars)

    Discover the charm of this beautifully renovated 3 bedroom, 1 bath property. Step inside to find a tastefully updated interior, featuring new fixtures, stylish LVT flooring, and fresh paint throughout. Stay cozy with newly installed heating/cooling window units, and enjoy the convenience of updated plumbing and electrical systems and new water heater. The bathrooms have been completely refreshed with modern finishes, while the kitchen shines with new cabinets and countertops. Don't miss out on the chance to make this inviting home yours, where every detail has been thoughtfully upgraded for your enjoyment. Seller has many properties on the market and will consider a package deal.

23. 2024-03-11
    status Pending 691-char remark

    Show marketing remark (691 chars)

    Discover the charm of this beautifully renovated 3 bedroom, 1 bath property. Step inside to find a tastefully updated interior, featuring new fixtures, stylish LVT flooring, and fresh paint throughout. Stay cozy with newly installed heating/cooling window units, and enjoy the convenience of updated plumbing and electrical systems and new water heater. The bathrooms have been completely refreshed with modern finishes, while the kitchen shines with new cabinets and countertops. Don't miss out on the chance to make this inviting home yours, where every detail has been thoughtfully upgraded for your enjoyment. Seller has many properties on the market and will consider a package deal.

24. 2024-02-27
    listed $87,000 Active 691-char remark

    Show marketing remark (691 chars)

    Discover the charm of this beautifully renovated 3 bedroom, 1 bath property. Step inside to find a tastefully updated interior, featuring new fixtures, stylish LVT flooring, and fresh paint throughout. Stay cozy with newly installed heating/cooling window units, and enjoy the convenience of updated plumbing and electrical systems and new water heater. The bathrooms have been completely refreshed with modern finishes, while the kitchen shines with new cabinets and countertops. Don't miss out on the chance to make this inviting home yours, where every detail has been thoughtfully upgraded for your enjoyment. Seller has many properties on the market and will consider a package deal.

25. 2023-11-10
    historical $900
26. 2023-08-24
    listed $900
27. 2013-11-21
    soldstatus
28. 2011-11-15
    soldstatus
29. 2011-09-07
    listed $10,900
30. 1979-10-25
    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: $985 · $82/mo
• Projected year-2 tax: $985 · $82/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 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 17 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: $14,260
• − Mortgage interest: −$4,537
• − Property taxes: −$985
• − Insurance: −$405
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$2,356
• Taxable income: $3,695
• Est. tax owed @ 24.0%: −$887
• After-tax cash flow: $3,892/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

+643.1% since first listed

14 events — show timeline

• 2025-10-23 Price Changed $81,000 MLSU
• 2025-10-10 Price Changed $84,000 MLSU
• 2025-07-14 Listed $87,000 MLSU
• 2024-09-20 Sold (MLS) — MLSU
• 2024-05-10 Pending — MLSU
• 2024-04-20 Relisted — MLSU
• 2024-03-11 Pending — MLSU
• 2024-02-27 Listed $87,000 MLSU
• 2023-11-10 Rental Removed $900 BUILDIUM
• 2023-08-24 Listed for Rent $900 BUILDIUM
• 2013-11-21 Sold (MLS) — MLSU
• 2011-11-15 Sold (Public Records) — Public Records
• 2011-09-07 Listed $10,900 MLSU
• 1979-10-25 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $985 · +2.7% YoY. Source: county tax records.