5702 Orchard View Dr · Jackson, MS 39211

$219,900

4 bd · 2.0 ba · 1,824 sqft · MultiFamily · 48 Days on market

Built 1971 Fair condition 0.59 ac lot $121/sqft · 56% above area ↓ 32% since listing

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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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Three extremely well maintained duplexes facing Orchardview on the corner of Adkins. Great tenants in place. Low turnover. Rents below market rates. Units are two bedrooms with one bath. Carports and additional parking. Good money maker.

Key facts

• Large parking pad
• Spacious living area
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREA
• AMPLE STORAGE
• OUTDOOR PATIO SPACE
• COVERED ATTACHED CARPORT
• LARGE PARKING PAD

Property features AI

Exterior

• Parking: Attached covered carport (2 spaces); Parking pad; Paved parking
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-story house; Vinyl exterior; Conventional foundation
• Construction: Asphalt shingle roof; Built (year per public records)
• Exterior features: Front porch; Patio; Private yard; Wood fencing; Few trees; Level lot

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bedrooms: Primary bedroom (main level) approximately 11x14; Second bedroom (main level) approximately 12x10
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Five total rooms; Move-in ready condition
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet on main level

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $220k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive. Per door: $315/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $213k (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: 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: 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $2,722/mo this rent would consume 47% of the median local household income ($69k/yr) (locally 736% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 $62k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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

• 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 $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.29%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $140,746
• List price: $219,900
• Delta: 56.24%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.9% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.30×
• Total profit: $18,661
• Equity at exit: $32,788

10-year hold

• IRR: 20.6%
• Equity multiple: 3.15×
• Total profit: $132,106
• Equity at exit: $19,013

Cash invested: $61,572 (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 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,722 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $631

Break-even live

Break-even rent $1,924

Max offer price $219,900

Occupancy floor 72%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,722
Total (2 units)			$2,722

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$2,255	$2.10	14d	15	0.51mi
2009 Lake Trace Dr Jackson, MS	4.0	2.0	2028	$1,950	$0.96	14d	1	0.54mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	1955	$1,675	$0.86	23d	1	0.61mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	2401	$1,675	$0.70	14d	1	0.61mi
119 S Canton Club Cir Jackson, MS	3.0	2.0	1444	$1,595	$1.10	23d	1	0.64mi
47 Moss Forest Cir Jackson, MS	4.0	3.0	2624	$3,000	$1.14	14d	1	0.83mi
1702 Jamestown Way Unit 1702 Jackson, MS	3.0	2.0	1465	$1,495	$1.02	44d	1	0.98mi
117 Rolling Creek Dr Jackson, MS	4.0	2.5	2459	$2,700	$1.10	23d	1	1.04mi
5538 Pine Lane Dr Jackson, MS	3.0	2.0	1627	$1,465	$0.90	44d	1	1.06mi
51 Northtown Dr Unit 001G Jackson, MS	3.0	2.0	1260	$1,449	$1.15	14d	1	1.10mi
5544 Wayneland Dr Jackson, MS	3.0	2.0	1800	$1,831	$1.02	44d	1	1.11mi
1620 E County Line Rd Ridgeland, MS	1.0–3.0	1.0–2.5	1126	$1,595	$1.42	14d	7	1.14mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	44d	1	1.27mi
51 Northtown Dr Unit 001B Jackson, MS	3.0	2.0	1260	$1,499	$1.19	14d	1	1.33mi
51 Northtown Dr Unit 021A Jackson, MS	3.0	2.0	1500	$1,694	$1.13	21d	1	1.33mi
51 Northtown Dr Unit 002G Jackson, MS	3.0	2.0	1260	$1,644	$1.30	44d	1	1.33mi
51 Northtown Dr Unit 001F Jackson, MS	3.0	2.0	1260	$1,644	$1.30	14d	1	1.33mi
492 E Beasley Rd Jackson, MS	1.0–3.0	1.0–2.0	1133	$1,440	$1.27	14d	8	1.41mi
35 Meadowoods Ter Jackson, MS	3.0	2.0	1269	$1,450	$1.14	23d	1	1.41mi
5125 Old Canton Rd Jackson, MS	3.0	3.0	2025	$2,100	$1.04	23d	1	1.43mi
212 Pimlico Pl Jackson, MS	3.0	2.0	1600	$900	$0.56	14d	1	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $219,900 Active 48 DOM
2. 2026-06-17
   days on market $219,900 Active 47 DOM
3. 2026-06-16
   days on market $219,900 Active 46 DOM
4. 2026-06-15
   days on market $219,900 Active 45 DOM
5. 2026-06-14
   days on market $219,900 Active 43 DOM
6. 2026-06-13
   days on market $219,900 Active 42 DOM
7. 2026-06-10
   days on market $219,900 Active 40 DOM
8. 2026-06-09
   days on market $219,900 Active 39 DOM
9. 2026-06-08
   days on market $219,900 Active 38 DOM
10. 2026-06-07
    days on market $219,900 Active 37 DOM
11. 2026-06-05
    days on market $219,900 Active 34 DOM
12. 2026-06-03
    days on market $219,900 Active 33 DOM
13. 2026-06-02
    days on market $219,900 Active 32 DOM
14. 2026-06-01
    days on market $219,900 Active 31 DOM
15. 2026-05-31
    days on market $219,900 Active 30 DOM
16. 2026-05-30
    days on market $219,900 Active 29 DOM
17. 2026-05-01
    listed $219,900 Active 880-char remark
18. 2021-09-17
    historical
19. 2014-12-01
    listed $105,000
20. 2007-08-24
    soldstatus

    Show marketing remark (237 chars)

    Three extremely well maintained duplexes facing Orchardview on the corner of Adkins. Great tenants in place. Low turnover. Rents below market rates. Units are two bedrooms with one bath. Carports and additional parking. Good money maker.

21. 2007-06-16
    listed $325,000

    Show marketing remark (237 chars)

    Three extremely well maintained duplexes facing Orchardview on the corner of Adkins. Great tenants in place. Low turnover. Rents below market rates. Units are two bedrooms with one bath. Carports and additional parking. Good money maker.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $32,664
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,613
• − Management: −$2,613
• − Depreciation: −$6,397
• Taxable income: $4,325
• Est. tax owed @ 24.0%: −$1,038
• After-tax cash flow: $6,530/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

A moderate rehab is needed to improve the home's curb appeal and interior comfort, with updates to the exterior siding, kitchen cabinets, and bathroom fixtures expected to significantly increase its resale and rental value.

Repairs flagged

• Moderate exterior siding — moderate wear
• Minor kitchen cabinets — wooden cabinets
• Minor bathroom fixtures — standard fixtures

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace carpet — improves comfort and value
• Both update kitchen cabinets — modernizes and increases value
• Both update bathroom fixtures — modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · moderate wear	Moderate	$3,000–15,000
kitchen cabinets · wooden cabinets	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace carpet — improves comfort and value ↑
• Both update kitchen cabinets — modernizes and increases value ↑
• Both update bathroom fixtures — modernizes and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-32.3% since first listed

5 events — show timeline

• 2026-05-01 Listed $219,900 MLSU
• 2021-09-17 Listing Removed — MLSU
• 2014-12-01 Listed $105,000 MLSU
• 2007-08-24 Sold (MLS) — MLSU
• 2007-06-16 Listed $325,000 MLSU