613 Tifton Dr · Jackson, MS 39212

$85,000

4 bd · 2.0 ba · 1,621 sqft · SingleFamily public records · 273 Days on market

Built 1970 2,178 sqft lot $52/sqft · 36% above area Est $62k · 36% 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
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom, 2 bath, fireplace, den, foyer double garage, brick exterior, and fenced back yard.

Key facts

• Foyer
• Brick exterior
• Fenced back yard

Tags

• FIREPLACE
• DEN
• FOYER
• DOUBLE GARAGE
• BRICK EXTERIOR
• FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.57% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.52%
• DSCR: 1.87
• GRM: 5.3

CMA / ARV

• ARV (median comp): $62,303
• List price: $85,000
• Delta: 36.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 Briarcliff Cir	0.09mi	3/2.0 (-1)	1,613 (-0%)	9mo	$60,000	$37	82
607 Spryfield Rd	0.05mi	3/2.0 (-1)	1,711 (+6%)	13mo	$46,000	$27	73
605 Upper Darby Rd	0.14mi	3/2.0 (-1)	1,442 (-11%)	3mo	$155,000	$107	68
631 Tifton Dr	0.04mi	3/2.0 (-1)	1,477 (-9%)	15mo	$48,900	$33	66
111 Friars Cv	0.20mi	4/2.0	1,798 (+11%)	13mo	$68,000	$38	62
595 Sykes Rd	0.60mi	3/2.0 (-1)	1,592 (-2%)	12mo	$150,000	$94	54
624 Mccluer Rd	0.28mi	3/2.0 (-1)	1,475 (-9%)	17mo	$175,000	$119	53
3926 Forest Lake Dr	0.12mi	3/2.0 (-1)	1,421 (-12%)	24mo	$60,900	$43	49
946 S Valley Falls Rd	0.49mi	4/3.0	1,723 (+6%)	23mo	$85,000	$49	43

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: 13.1%
• Equity multiple: 1.53×
• Total profit: $12,621
• Equity at exit: $12,674

10-year hold

• IRR: 23.0%
• Equity multiple: 3.10×
• Total profit: $50,051
• Equity at exit: $7,349

Cash invested: $23,800 (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: $1,335 high
• Mortgage (P&I): −$446
• Tax from tax record: −$186 /mo · $2,235/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $387

Break-even live

Break-even rent $845

Max offer price $85,000

Occupancy floor 66%

Sensitivity live

Price	-10% $435	-5% $411	+0% $387	+5% $363	+10% $339
Rent	-10% $282	-5% $334	+0% $387	+5% $440	+10% $493
Rate	-1.0pp $430	-0.5pp $409	base $387	+0.5pp $365	+1.0pp $343

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	44d	1	0.62mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	0.77mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	22d	1	0.85mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	22d	1	0.87mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	14d	1	0.88mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	24d	1	0.88mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	22d	1	0.89mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	14d	1	0.91mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	44d	1	0.97mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	1.02mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	1.02mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	14d	1	1.04mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	44d	1	1.04mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	24d	1	1.05mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	1.10mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	14d	1	1.12mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	1.18mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	1.23mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	44d	1	1.24mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	24d	1	1.26mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	1.26mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	1.26mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.27mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	14d	1	1.28mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	1.40mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	22d	1	1.45mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	24d	1	1.45mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	1.47mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	44d	1	1.47mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	44d	1	1.49mi

Listing history 30 events

1. 2026-06-18
   days on market $85,000 Active 273 DOM
2. 2026-06-17
   days on market $85,000 Active 272 DOM
3. 2026-06-16
   days on market $85,000 Active 271 DOM
4. 2026-06-15
   days on market $85,000 Active 270 DOM
5. 2026-06-14
   days on market $85,000 Active 268 DOM
6. 2026-06-13
   days on market $85,000 Active 267 DOM
7. 2026-06-10
   days on market $85,000 Active 265 DOM
8. 2026-06-09
   days on market $85,000 Active 264 DOM
9. 2026-06-08
   days on market $85,000 Active 263 DOM
10. 2026-06-07
    days on market $85,000 Active 262 DOM
11. 2026-06-05
    days on market $85,000 Active 259 DOM
12. 2026-06-03
    days on market $85,000 Active 258 DOM
13. 2026-06-02
    days on market $85,000 Active 257 DOM
14. 2026-06-01
    days on market $85,000 Active 256 DOM
15. 2026-05-31
    days on market $85,000 Active 255 DOM
16. 2026-05-30
    days on market $85,000 Active 254 DOM
17. 2026-02-11
    price $85,000 93-char remark

    Show marketing remark (93 chars)

    4 bedroom, 2 bath, fireplace, den, foyer double garage, brick exterior, and fenced back yard.

18. 2025-09-18
    listed $99,900 Active 93-char remark

    Show marketing remark (93 chars)

    4 bedroom, 2 bath, fireplace, den, foyer double garage, brick exterior, and fenced back yard.

19. 2021-10-08
    historical
20. 2018-09-28
    historical
21. 2018-03-29
    listed $79,000
22. 2017-05-16
    soldstatus
23. 2014-09-03
    soldstatus
24. 2011-09-20
    soldstatus
25. 2011-04-22
    listed $99,000
26. 2011-04-21
    soldstatus
27. 2010-10-19
    listed $39,999
28. 2001-03-30
    soldstatus
29. 1994-03-11
    soldstatus
30. 1992-07-01
    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: $2,235 · $186/mo
• Projected year-2 tax: $2,235 · $186/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 · 19 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: $16,017
• − Mortgage interest: −$4,761
• − Property taxes: −$2,235
• − Insurance: −$425
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$2,473
• Taxable income: $3,561
• Est. tax owed @ 24.0%: −$855
• After-tax cash flow: $3,790/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

+112.5% since first listed

14 events — show timeline

• 2026-02-11 Price Changed $85,000 MLSU
• 2025-09-18 Listed $99,900 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2018-09-28 Listing Removed — MLSU
• 2018-03-29 Listed $79,000 MLSU
• 2017-05-16 Sold (Public Records) — Public Records
• 2014-09-03 Sold (Public Records) — Public Records
• 2011-09-20 Sold (Public Records) — Public Records
• 2011-04-22 Listed $99,000 MLSU
• 2011-04-21 Sold (MLS) — MLSU
• 2010-10-19 Listed $39,999 MLSU
• 2001-03-30 Sold (Public Records) — Public Records
• 1994-03-11 Sold (Public Records) — Public Records
• 1992-07-01 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,235 · +3.2% YoY. Source: county tax records.