3264 Suncrest Dr · Jackson, MS 39212

$80,000

4 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 135 Days on market

Built 1962 0.62 ac lot $64/sqft · 33% above area Est $72k · 11% over

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Why this score? — see what drove the C+ 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
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom and 2 bath. Currently leased at $1400 per month. Perfect for investors! Sold in as is condition. NO SHOWINGS until this property has accepted contract. Do not disturb the tenants. Property can sold as package deal with MLS#4139276

Key facts

• 0.62 acre lot
• Parking
• Built 1962

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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); Cardozo Middle School (math 5% / reading 10%, grade F, #168 of 179 statewide, top 94%, 625 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 30% 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 $553 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1962 — 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: 1.59% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.93%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $72,223
• List price: $80,000
• Delta: 10.77%
• 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
1026 Branch St	0.19mi	3/2.0 (-1)	1,236 (-1%)	3mo	$55,000	$44	82
983 Branch St	0.25mi	3/2.0 (-1)	1,252 (+0%)	4mo	$60,000	$48	79
3144 Fleetwood Dr	0.26mi	3/2.0 (-1)	1,204 (-4%)	1mo	$59,900	$50	76
1010 Deryll St	0.19mi	3/2.0 (-1)	1,143 (-8%)	3mo	$49,900	$44	70
1062 Westway St	0.03mi	3/1.5 (-1)	1,066 (-15%)	2mo	$119,500	$112	66
3114 Suncrest Dr	0.22mi	4/2.0	1,432 (+15%)	3mo	$64,900	$45	62
1340 Woody Dr	0.58mi	3/1.0 (-1)	1,208 (-3%)	1mo	$59,900	$50	58
1907 Bienville Dr	0.60mi	3/2.0 (-1)	1,308 (+5%)	4mo	$69,000	$53	56
1928 Teakwood Dr	0.71mi	3/2.0 (-1)	1,299 (+4%)	3mo	$68,000	$52	52
1423 Woody Dr	0.57mi	3/1.5 (-1)	1,404 (+12%)	2mo	$24,900	$18	44
1416 Wooddell Dr	0.73mi	3/2.0 (-1)	1,357 (+9%)	4mo	$35,000	$26	43
3156 Woodview Dr	0.70mi	3/1.0 (-1)	1,409 (+13%)	4mo	$65,000	$46	33

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: 18.5%
• Equity multiple: 1.76×
• Total profit: $17,099
• Equity at exit: $11,928

10-year hold

• IRR: 27.8%
• Equity multiple: 3.60×
• Total profit: $58,299
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,269 high
• Mortgage (P&I): −$420
• Tax from tax record: −$103 /mo · $1,234/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $447

Break-even live

Break-even rent $703

Max offer price $80,000

Occupancy floor 60%

Sensitivity live

Price	-10% $492	-5% $469	+0% $447	+5% $424	+10% $401
Rent	-10% $346	-5% $397	+0% $447	+5% $497	+10% $547
Rate	-1.0pp $487	-0.5pp $467	base $447	+0.5pp $426	+1.0pp $405

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	45d	1	0.13mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	15d	1	0.14mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	25d	1	0.17mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	15d	1	0.18mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	23d	1	0.37mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	25d	1	0.59mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	45d	1	0.69mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	45d	1	0.80mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	45d	1	0.82mi
1641 Woodburn St Jackson, MS	5.0	2.0	1300	$1,812	$1.39	15d	1	0.85mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	15d	1	0.89mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	45d	1	0.89mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	15d	1	0.92mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	15d	1	1.08mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	1.11mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	45d	1	1.16mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	45d	1	1.24mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	15d	1	1.27mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	15d	1	1.35mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	25d	1	1.39mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	15d	1	1.39mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	1.42mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	1.42mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	25d	1	1.48mi

Listing history 28 events

1. 2026-06-22
   days on market $80,000 Active 135 DOM
2. 2026-06-18
   days on market $80,000 Active 132 DOM
3. 2026-06-17
   days on market $80,000 Active 131 DOM
4. 2026-06-16
   days on market $80,000 Active 130 DOM
5. 2026-06-15
   days on market $80,000 Active 129 DOM
6. 2026-06-14
   days on market $80,000 Active 127 DOM
7. 2026-06-13
   days on market $80,000 Active 126 DOM
8. 2026-06-10
   days on market $80,000 Active 124 DOM
9. 2026-06-09
   days on market $80,000 Active 123 DOM
10. 2026-06-08
    days on market $80,000 Active 122 DOM
11. 2026-06-07
    days on market $80,000 Active 121 DOM
12. 2026-06-05
    days on market $80,000 Active 118 DOM
13. 2026-06-03
    days on market $80,000 Active 117 DOM
14. 2026-06-02
    days on market $80,000 Active 116 DOM
15. 2026-06-01
    days on market $80,000 Active 115 DOM
16. 2026-05-31
    days on market $80,000 Active 114 DOM
17. 2026-05-30
    days on market $80,000 Active 113 DOM
18. 2026-04-09
    price $80,000 240-char remark

    Show marketing remark (240 chars)

    4 bedroom and 2 bath. Currently leased at $1400 per month. Perfect for investors! Sold in as is condition. NO SHOWINGS until this property has accepted contract. Do not disturb the tenants. Property can sold as package deal with MLS#4139276

19. 2026-02-02
    listed $95,000 Active 240-char remark

    Show marketing remark (240 chars)

    4 bedroom and 2 bath. Currently leased at $1400 per month. Perfect for investors! Sold in as is condition. NO SHOWINGS until this property has accepted contract. Do not disturb the tenants. Property can sold as package deal with MLS#4139276

20. 2021-10-03
    historical
21. 2019-07-20
    listed $49,500
22. 2017-04-10
    soldstatus
23. 2017-04-10
    soldstatus
24. 2017-01-13
    listed $30,000
25. 2017-01-11
    historical
26. 2016-11-01
    listed $38,000
27. 1997-07-25
    soldstatus
28. 1996-12-30
    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: $1,234 · $103/mo
• Projected year-2 tax: $1,234 · $103/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,227
• − Mortgage interest: −$4,481
• − Property taxes: −$1,234
• − Insurance: −$400
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$2,327
• Taxable income: $4,348
• Est. tax owed @ 24.0%: −$1,043
• After-tax cash flow: $4,317/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

+110.5% since first listed

11 events — show timeline

• 2026-04-09 Price Changed $80,000 MLSU
• 2026-02-02 Listed $95,000 MLSU
• 2021-10-03 Listing Removed — MLSU
• 2019-07-20 Listed $49,500 MLSU
• 2017-04-10 Sold (Public Records) — Public Records
• 2017-04-10 Sold (MLS) — MLSU
• 2017-01-13 Listed $30,000 MLSU
• 2017-01-11 Listing Removed — MLSU
• 2016-11-01 Listed $38,000 MLSU
• 1997-07-25 Sold (Public Records) — Public Records
• 1996-12-30 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,234 · +2.3% YoY. Source: county tax records.