539 Cedarhurst Rd · Jackson, MS 39206

$20,000

3 bd · 2.0 ba · 1,207 sqft · SingleFamily public records · 35 Days on market

Built 1974 0.36 ac lot $17/sqft · 59% below area ↓ 20% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Subject property is sold as-is with no warranties. For more info on property details, electronic bidding, and other listings visit homepath. fanniemae.com. HomePath Ready Buyer™ Program First time homebuyers who take this online homeownership education course and receive a certificate of completion may receive up to 3% in closing cost assistance when purchasing a HomePath property. Learn More

Key facts

• 0.36 acre lot
• 2 parking spots
• Built 1974

Property features AI

Finance

• Other: Property condition: Fixer; Living area reported by owner (1,207); Lot size approximately 0.36 acres

Exterior

• Parking: 2-space carport; Concrete parking surface
• Security: Fire alarm; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected; Water connected; Natural gas listed as not available (per utilities list)
• Home design: Single family residence (house); One level
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built in owner-reported year (source: owner)
• Exterior features: Slab patio/porch; Partial chain-link fencing; Rectangular lot

Interior

• Kitchen: Dishwasher; Disposal; Water heater
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Concrete; Linoleum
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Open floorplan; Outside fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Outside storage/laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $915 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.
• Cap rate 61.2% 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: North Jackson Elementary School (math 7% / reading 25%, grade F, #270 of 375 statewide, top 72%, 383 students, 100% FRL); Kirksey Middle School (math 7% / reading 13%, grade F, #152 of 179 statewide, top 88%, 247 students, 100% FRL); Callaway High School (math 3% / reading 10%, grade F, #191 of 197 statewide, top 97%, 923 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($43k/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 $138 of loan paydown is wiped out by about $600 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 + 2.8% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 7.00% ✓
• Cap rate: 61.18%
• Cash-on-cash: 196.03%
• DSCR: 9.72
• GRM: 1.2

CMA / ARV

• ARV (median comp): $48,644
• List price: $20,000
• Delta: -58.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Broadmoor Dr	0.22mi	3/2.0	1,187 (-2%)	2mo	$79,900	$67	85
4858 Sheridan Dr	0.20mi	3/2.0	1,264 (+5%)	2mo	$123,000	$97	81
421 Benning Rd	0.22mi	3/1.0	1,155 (-4%)	3mo	$74,900	$65	76
4875 Churchill Dr	0.13mi	3/1.0	1,118 (-7%)	3mo	$69,900	$63	75
610 Lawrence Rd	0.11mi	3/1.0	1,302 (+8%)	4mo	$69,900	$54	74
764 Avalon Rd	0.46mi	3/2.0	1,287 (+7%)	0mo	$89,900	$70	67
134 Wacker Dr	0.62mi	3/1.0	1,218 (+1%)	6mo	$70,000	$57	60
125 Camero Dr	0.58mi	3/1.5	1,143 (-5%)	5mo	$89,900	$79	58
805 Serville Dr	0.48mi	3/2.0	1,332 (+10%)	3mo	$150,000	$113	58
130 Wacker Dr	0.61mi	3/1.0	1,302 (+8%)	1mo	$35,000	$27	54
4670 Londonderry Dr	0.35mi	4/2.0 (+1)	1,362 (+13%)	5mo	$98,000	$72	53
544 Wellington Rd	0.42mi	2/1.0 (-1)	1,092 (-10%)	4mo	$79,900	$73	52

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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.79×
• Total profit: $54,839
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 22.79×
• Total profit: $122,019
• Equity at exit: $1,729

Cash invested: $5,600 (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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$105
• Tax from tax record: −$78 /mo · $938/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $915

Break-even live

Break-even rent $242

Max offer price $20,000

Occupancy floor 30%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	23d	1	0.07mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	44d	1	0.14mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	44d	1	0.18mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	14d	1	0.18mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	23d	1	0.19mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	14d	1	0.19mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	0.20mi
229 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	23d	1	0.32mi
229 Lawrence Rd #229 Jackson, MS	2.0	1.0	840	$995	$1.18	44d	1	0.32mi
227 Lawrence Rd #227 Jackson, MS	2.0	1.0	840	$995	$1.18	44d	1	0.32mi
227 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	14d	2	0.32mi
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,100	$1.35	14d	1	0.48mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	0.48mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	14d	1	0.49mi
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	44d	1	0.50mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$1,100	$1.05	14d	31	0.68mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	44d	1	0.82mi
5421 Crepe Myrtle Dr Jackson, MS	4.0	1.5	1079	$1,295	$1.20	23d	1	0.86mi
5155 Wayneland Dr Jackson, MS	1.0–2.0	1.0–2.0	905	$1,500	$1.66	23d	1	1.12mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	14d	1	1.14mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	44d	1	1.14mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	23d	1	1.16mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	14d	1	1.23mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	23d	1	1.23mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	44d	1	1.39mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	44d	1	1.44mi
425 Beasley Rd Jackson, MS	2.0	1.0–2.0	995	$885	$0.89	14d	3	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $20,000 Active 35 DOM
2. 2026-06-17
   days on market $20,000 Active 34 DOM
3. 2026-06-16
   days on market $20,000 Active 33 DOM
4. 2026-06-15
   days on market $20,000 Active 32 DOM
5. 2026-06-14
   days on market $20,000 Active 30 DOM
6. 2026-06-13
   pricedays on market $20,000 Active 29 DOM
7. 2026-06-10
   days on market $24,900 Active 27 DOM
8. 2026-06-09
   days on market $24,900 Active 26 DOM
9. 2026-06-08
   days on market $24,900 Active 25 DOM
10. 2026-06-07
    days on market $24,900 Active 24 DOM
11. 2026-06-05
    days on market $24,900 Active 21 DOM
12. 2026-06-03
    days on market $24,900 Active 20 DOM
13. 2026-06-02
    days on market $24,900 Active 19 DOM
14. 2026-06-01
    days on market $24,900 Active 18 DOM
15. 2026-05-31
    days on market $24,900 Active 17 DOM
16. 2026-05-30
    days on market $24,900 Active 16 DOM
17. 2026-05-14
    listed $24,900 Active 401-char remark
18. 1998-09-03
    soldstatus
19. 1998-03-31
    soldstatus
20. 1998-03-31
    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: $938 · $78/mo
• Projected year-2 tax: $938 · $78/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 7 d/yr ≥108°F today · 18 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: $16,802
• − Mortgage interest: −$1,120
• − Property taxes: −$938
• − Insurance: −$100
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$582
• Taxable income: $11,374
• Est. tax owed @ 24.0%: −$2,730
• After-tax cash flow: $8,248/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-19.7% since first listed

5 events — show timeline

• 2026-06-10 Price Changed $20,000 MLSU
• 2026-05-14 Listed $24,900 MLSU
• 1998-09-03 Sold (Public Records) — Public Records
• 1998-03-31 Sold (Public Records) — Public Records
• 1998-03-31 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2021): $938 · -5.2% YoY. Source: county tax records.