3085 Bienville Dr · Jackson, MS 39212

$69,900

3 bd · 2.0 ba · 1,587 sqft · SingleFamily public records · 75 Days on market

Built 1961 10,454 sqft lot $44/sqft · 9% above area Est $64k · 9% 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
• ARV discount +3.4/15.0
• 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 3085 Bienville Dr in Jackson, MS--a charming single-story home offering comfort, space, and a great layout for everyday living. Nestled on a generously sized lot with mature trees, this property provides a peaceful setting with plenty of room to enjoy the outdoors. Inside, you'll find a bright and inviting interior featuring fresh neutral tones, updated flooring, and an abundance of natural light throughout. The living areas flow easily from room to room, creating a functional and welcoming atmosphere perfect for relaxing or entertaining. The kitchen offers ample cabinet space and a practical layout, making meal prep simple and efficient. Spacious bedrooms provide comfortable retreats, each with good closet space and easy access to the home's bathrooms. Step outside to a large backyard ideal for gatherings, gardening, or simply enjoying the shade of established trees. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home offers great potential and value. Conveniently located near local amenities, schools, and major roadways, this property combines quiet living with easy access to everything Jackson has to offer. Don't miss your chance to make this inviting home your own--schedule a showing today!

Key facts

• Generously sized lot
• Updated flooring
• Ample cabinet space

Tags

• GENEROUSLY SIZED LOT
• MATURE TREES
• BRIGHT AND INVITING INTERIOR
• UPDATED FLOORING
• ABUNDANCE OF NATURAL LIGHT
• AMPLE CABINET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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: 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); 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 $483 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 1.83% ✓
• Cap rate: 15.35%
• Cash-on-cash: 32.34%
• DSCR: 2.44
• GRM: 4.5

CMA / ARV

• ARV (median comp): $64,053
• List price: $69,900
• Delta: 9.13%
• 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
1943 Bienville Dr	0.20mi	3/2.0	1,484 (-6%)	8mo	$25,000	$17	73
1027 Autumn St	0.38mi	3/2.0	1,694 (+7%)	1mo	$84,900	$50	70
1843 Longwood Dr	0.43mi	3/2.0	1,634 (+3%)	10mo	$125,000	$76	67
3114 Suncrest Dr	0.27mi	4/2.0 (+1)	1,432 (-10%)	3mo	$64,900	$45	63
1422 Wooddell Dr	0.59mi	4/2.0 (+1)	1,540 (-3%)	6mo	$99,000	$64	58
2971 Kentwood Dr	0.67mi	4/2.0 (+1)	1,532 (-4%)	3mo	$59,900	$39	56
1244 Cooper Rd	0.74mi	3/2.0	1,680 (+6%)	2mo	$65,000	$39	54
1119 Primrose St	0.49mi	3/2.0	1,785 (+12%)	8mo	$135,000	$76	50
1423 Woody Dr	0.67mi	3/1.5	1,404 (-12%)	2mo	$24,900	$18	46
1416 Wooddell Dr	0.58mi	3/2.0	1,357 (-14%)	4mo	$35,000	$26	45
950 Woodville Dr	0.48mi	3/1.5	1,362 (-14%)	10mo	$17,500	$13	44
3303 Ridgeland Dr Dr	0.56mi	3/1.5	1,372 (-14%)	10mo	$114,900	$84	41

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: 28.8%
• Equity multiple: 2.22×
• Total profit: $23,892
• Equity at exit: $10,422

10-year hold

• IRR: 36.9%
• Equity multiple: 4.62×
• Total profit: $70,899
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,282 high
• Mortgage (P&I): −$367
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $527

Break-even live

Break-even rent $614

Max offer price $69,900

Occupancy floor 54%

Sensitivity live

Price	-10% $567	-5% $547	+0% $527	+5% $508	+10% $488
Rent	-10% $426	-5% $477	+0% $527	+5% $578	+10% $629
Rate	-1.0pp $563	-0.5pp $545	base $527	+0.5pp $509	+1.0pp $491

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	44d	1	0.36mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	24d	1	0.47mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	44d	1	0.58mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	14d	1	0.62mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	24d	1	0.64mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	14d	1	0.64mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	0.74mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	24d	1	0.76mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	24d	1	0.81mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	0.83mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	24d	1	0.86mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	0.93mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	1.01mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	1.01mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	1.03mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	1.04mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	14d	1	1.16mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	44d	1	1.16mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	1.16mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	14d	1	1.19mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	24d	1	1.26mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	1.26mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	1.26mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.27mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	1.28mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	24d	1	1.30mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	14d	1	1.30mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	44d	1	1.30mi
296 Woodcliff Dr Jackson, MS	3.0	2.0	2242	$1,756	$0.78	14d	1	1.38mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	1.41mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	1.41mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	14d	1	1.43mi

Listing history 35 events

1. 2026-06-18
   days on market $69,900 Active 75 DOM
2. 2026-06-17
   days on market $69,900 Active 74 DOM
3. 2026-06-16
   days on market $69,900 Active 73 DOM
4. 2026-06-15
   days on market $69,900 Active 72 DOM
5. 2026-06-14
   days on market $69,900 Active 70 DOM
6. 2026-06-13
   days on market $69,900 Active 69 DOM
7. 2026-06-10
   days on market $69,900 Active 67 DOM
8. 2026-06-09
   days on market $69,900 Active 66 DOM
9. 2026-06-08
   days on market $69,900 Active 65 DOM
10. 2026-06-07
    days on market $69,900 Active 64 DOM
11. 2026-06-05
    pricedays on market $69,900 Active 61 DOM
12. 2026-06-03
    days on market $74,900 Active 60 DOM
13. 2026-06-02
    days on market $74,900 Active 59 DOM
14. 2026-06-01
    days on market $74,900 Active 58 DOM
15. 2026-05-31
    days on market $74,900 Active 57 DOM
16. 2026-05-30
    days on market $74,900 Active 56 DOM
17. 2026-05-08
    price $74,900 1286-char remark

    Show marketing remark (1286 chars)

    Welcome to 3085 Bienville Dr in Jackson, MS--a charming single-story home offering comfort, space, and a great layout for everyday living. Nestled on a generously sized lot with mature trees, this property provides a peaceful setting with plenty of room to enjoy the outdoors. Inside, you'll find a bright and inviting interior featuring fresh neutral tones, updated flooring, and an abundance of natural light throughout. The living areas flow easily from room to room, creating a functional and welcoming atmosphere perfect for relaxing or entertaining. The kitchen offers ample cabinet space and a practical layout, making meal prep simple and efficient. Spacious bedrooms provide comfortable retreats, each with good closet space and easy access to the home's bathrooms. Step outside to a large backyard ideal for gatherings, gardening, or simply enjoying the shade of established trees. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home offers great potential and value. Conveniently located near local amenities, schools, and major roadways, this property combines quiet living with easy access to everything Jackson has to offer. Don't miss your chance to make this inviting home your own--schedule a showing today!

18. 2026-04-14
    status Active 1286-char remark

    Show marketing remark (1286 chars)

    Welcome to 3085 Bienville Dr in Jackson, MS--a charming single-story home offering comfort, space, and a great layout for everyday living. Nestled on a generously sized lot with mature trees, this property provides a peaceful setting with plenty of room to enjoy the outdoors. Inside, you'll find a bright and inviting interior featuring fresh neutral tones, updated flooring, and an abundance of natural light throughout. The living areas flow easily from room to room, creating a functional and welcoming atmosphere perfect for relaxing or entertaining. The kitchen offers ample cabinet space and a practical layout, making meal prep simple and efficient. Spacious bedrooms provide comfortable retreats, each with good closet space and easy access to the home's bathrooms. Step outside to a large backyard ideal for gatherings, gardening, or simply enjoying the shade of established trees. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home offers great potential and value. Conveniently located near local amenities, schools, and major roadways, this property combines quiet living with easy access to everything Jackson has to offer. Don't miss your chance to make this inviting home your own--schedule a showing today!

19. 2026-04-09
    historical 1286-char remark

    Show marketing remark (1286 chars)

    Welcome to 3085 Bienville Dr in Jackson, MS--a charming single-story home offering comfort, space, and a great layout for everyday living. Nestled on a generously sized lot with mature trees, this property provides a peaceful setting with plenty of room to enjoy the outdoors. Inside, you'll find a bright and inviting interior featuring fresh neutral tones, updated flooring, and an abundance of natural light throughout. The living areas flow easily from room to room, creating a functional and welcoming atmosphere perfect for relaxing or entertaining. The kitchen offers ample cabinet space and a practical layout, making meal prep simple and efficient. Spacious bedrooms provide comfortable retreats, each with good closet space and easy access to the home's bathrooms. Step outside to a large backyard ideal for gatherings, gardening, or simply enjoying the shade of established trees. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home offers great potential and value. Conveniently located near local amenities, schools, and major roadways, this property combines quiet living with easy access to everything Jackson has to offer. Don't miss your chance to make this inviting home your own--schedule a showing today!

20. 2026-03-30
    listed $79,900 Active 1286-char remark

    Show marketing remark (1286 chars)

    Welcome to 3085 Bienville Dr in Jackson, MS--a charming single-story home offering comfort, space, and a great layout for everyday living. Nestled on a generously sized lot with mature trees, this property provides a peaceful setting with plenty of room to enjoy the outdoors. Inside, you'll find a bright and inviting interior featuring fresh neutral tones, updated flooring, and an abundance of natural light throughout. The living areas flow easily from room to room, creating a functional and welcoming atmosphere perfect for relaxing or entertaining. The kitchen offers ample cabinet space and a practical layout, making meal prep simple and efficient. Spacious bedrooms provide comfortable retreats, each with good closet space and easy access to the home's bathrooms. Step outside to a large backyard ideal for gatherings, gardening, or simply enjoying the shade of established trees. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home offers great potential and value. Conveniently located near local amenities, schools, and major roadways, this property combines quiet living with easy access to everything Jackson has to offer. Don't miss your chance to make this inviting home your own--schedule a showing today!

21. 2021-10-08
    historical
22. 2021-08-10
    soldstatus
23. 2021-08-10
    soldstatus
24. 2021-07-19
    listed $45,000
25. 2019-01-04
    soldstatus
26. 2019-01-04
    soldstatus
27. 2018-08-10
    listed $25,500
28. 2016-10-27
    soldstatus
29. 2012-09-04
    soldstatus
30. 2012-08-28
    soldstatus
31. 2012-04-14
    listed $25,000
32. 2007-07-10
    listed $67,000
33. 1978-09-23
    soldstatus
34. 1978-09-23
    soldstatus
35. 1978-09-22
    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: $1,072 · $89/mo
• Projected year-2 tax: $1,072 · $89/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 · 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: $15,380
• − Mortgage interest: −$3,915
• − Property taxes: −$1,072
• − Insurance: −$350
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$2,033
• Taxable income: $5,548
• Est. tax owed @ 24.0%: −$1,332
• After-tax cash flow: $4,998/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

+11.8% since first listed

19 events — show timeline

• 2026-05-08 Price Changed $74,900 MLSU
• 2026-04-14 Relisted — MLSU
• 2026-04-09 Listing Removed — MLSU
• 2026-03-30 Listed $79,900 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-08-10 Sold (Public Records) — Public Records
• 2021-08-10 Sold (MLS) — MLSU
• 2021-07-19 Listed $45,000 MLSU
• 2019-01-04 Sold (Public Records) — Public Records
• 2019-01-04 Sold (MLS) — MLSU
• 2018-08-10 Listed $25,500 MLSU
• 2016-10-27 Sold (Public Records) — Public Records
• 2012-09-04 Sold (MLS) — MLSU
• 2012-08-28 Sold (Public Records) — Public Records
• 2012-04-14 Listed $25,000 MLSU
• 2007-07-10 Listed $67,000 MLSU
• 1978-09-23 Sold (Public Records) — Public Records
• 1978-09-23 Sold (Public Records) — Public Records
• 1978-09-22 Sold (Public Records) — Public Records

Property tax history

-2.3%/yr

Latest (2025): $1,072 · +1.0% YoY. Source: county tax records.