247 Shiloh Dr · Jackson, MS 39212

$25,000

3 bd · 2.0 ba · 1,509 sqft · SingleFamily public records · 245 Days on market

Built 1964 0.50 ac lot $17/sqft · 22% below area Est $34k · 27% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity Alert! Check out this fantastic property at 247 Shiloh Jackson MS39212! This 1 bed, 2 bath home offers an 1509 sqft and is just waiting for your personal touch. While it needs some TLC, its priced to sell fast, making it a perfect candidate for a fix and flip or a project home! Dont Miss Out! With plenty of potential, this home is ready for your creative vision! Location: Jackson, MS Opportunity: Unlimited! For more details or to schedule a viewing, contact: Joan Olson: 727-263-3034 | [email protected] $500 EMD 7 day inspection 30 days to close

Key facts

• 0.5 acre lot
• Built 1964
• Listed 245 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 45.2% 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: 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; 19 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 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 1964 — 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: 4.97% ✓
• Cap rate: 45.15%
• Cash-on-cash: 138.79%
• DSCR: 7.18
• GRM: 1.7

CMA / ARV

• ARV (median comp): $34,322
• List price: $25,000
• Delta: -27.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
242 Shiloh Dr	0.03mi	3/2.0	1,396 (-8%)	1mo	$53,500	$38	86
3033 Grey Blvd	0.05mi	3/1.5	1,687 (+12%)	10mo	$17,500	$10	68
110 Pine Lawn Pl	0.74mi	3/2.0	1,487 (-2%)	11mo	$16,000	$11	54
249 Woody Dr	0.66mi	3/2.0	1,604 (+6%)	8mo	$37,000	$23	52
2662 Key St	0.60mi	3/2.5	1,680 (+11%)	1mo	$35,000	$21	50
131 Grandview Cir	0.47mi	4/1.0 (+1)	1,400 (-7%)	12mo	$72,000	$51	47
3408 N Southland Dr	0.53mi	3/1.0	1,313 (-13%)	9mo	$25,000	$19	42
2674 Key St	0.58mi	3/1.0	1,328 (-12%)	15mo	$25,000	$19	36
2667 Key St	0.61mi	3/2.0	1,290 (-14%)	15mo	$10,000	$8	35

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: —
• Equity multiple: 8.01×
• Total profit: $49,088
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 17.54×
• Total profit: $115,772
• Equity at exit: $2,162

Cash invested: $7,000 (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: 1.7×

Monthly cashflow live

• Estimated rent: $1,243 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $810

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 30%

Sensitivity live

Price	-10% $827	-5% $818	+0% $810	+5% $801	+10% $792
Rent	-10% $711	-5% $760	+0% $810	+5% $859	+10% $908
Rate	-1.0pp $822	-0.5pp $816	base $810	+0.5pp $803	+1.0pp $797

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	15d	1	0.47mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	24d	1	0.47mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	45d	1	0.71mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	45d	1	0.77mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	15d	1	0.77mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	1.01mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	24d	1	1.05mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	1.06mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	15d	1	1.07mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	15d	1	1.19mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	45d	1	1.22mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	22d	1	1.33mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	24d	1	1.40mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	15d	1	1.42mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	15d	1	1.43mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	15d	1	1.43mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	22d	1	1.45mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	1.48mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	45d	1	1.50mi

Listing history 25 events

1. 2026-06-03
   days on market $25,000 Active 245 DOM
2. 2026-06-02
   days on market $25,000 Active 244 DOM
3. 2026-06-01
   days on market $25,000 Active 243 DOM
4. 2026-05-31
   days on market $25,000 Active 242 DOM
5. 2026-05-30
   days on market $25,000 Active 241 DOM
6. 2025-10-01
   listed $25,000 Active 589-char remark

   Show marketing remark (589 chars)

   Investment Opportunity Alert! Check out this fantastic property at 247 Shiloh Jackson MS39212! This 1 bed, 2 bath home offers an 1509 sqft and is just waiting for your personal touch. While it needs some TLC, its priced to sell fast, making it a perfect candidate for a fix and flip or a project home! Dont Miss Out! With plenty of potential, this home is ready for your creative vision! Location: Jackson, MS Opportunity: Unlimited! For more details or to schedule a viewing, contact: Joan Olson: 727-263-3034 | [email protected] $500 EMD 7 day inspection 30 days to close

7. 2025-05-23
   historical $688
8. 2025-05-01
   listed $473
9. 2024-05-15
   historical $473
10. 2024-04-23
    listed $473
11. 2024-04-10
    historical $473
12. 2024-03-16
    listed $473
13. 2024-03-16
    historical $473
14. 2024-03-13
    listed $473
15. 2024-03-13
    historical $473
16. 2023-12-13
    listed $473
17. 2023-12-13
    historical $473
18. 2023-12-09
    listed $473
19. 2023-11-12
    historical $473
20. 2023-11-10
    listed $473
21. 2019-02-15
    soldstatus 353-char remark

    Show marketing remark (353 chars)

    Search property on the auction website for details and pre-auction offer opportunities. Decisions may take 1 week. Contact agent or auction vendor directly for info. 5% buyer premium ($2,500 minimum) paid at closing. Bank of America employees, spouse or domestic partner, household members, business partners and insiders are prohibited from purchasing.

22. 2019-02-13
    soldstatus
23. 2018-11-15
    listed $11,300 353-char remark

    Show marketing remark (353 chars)

    Search property on the auction website for details and pre-auction offer opportunities. Decisions may take 1 week. Contact agent or auction vendor directly for info. 5% buyer premium ($2,500 minimum) paid at closing. Bank of America employees, spouse or domestic partner, household members, business partners and insiders are prohibited from purchasing.

24. 1992-08-05
    soldstatus
25. 1987-04-03
    soldstatus

ⓘ 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 · 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: $14,922
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$727
• Taxable income: $9,907
• Est. tax owed @ 24.0%: −$2,378
• After-tax cash flow: $7,337/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

+121.2% since first listed

20 events — show timeline

• 2025-10-01 Listed $25,000 ForSaleByOwner.com
• 2025-05-23 Rental Removed $688 Hemlane
• 2025-05-01 Listed for Rent $473 Hemlane
• 2024-05-15 Rental Removed $473 Avail
• 2024-04-23 Listed for Rent $473 Avail
• 2024-04-10 Rental Removed $473 APPFOLIO
• 2024-03-16 Listed for Rent $473 APPFOLIO
• 2024-03-16 Rental Removed $473 APPFOLIO
• 2024-03-13 Listed for Rent $473 APPFOLIO
• 2024-03-13 Rental Removed $473 APPFOLIO
• 2023-12-13 Listed for Rent $473 APPFOLIO
• 2023-12-13 Rental Removed $473 Avail
• 2023-12-09 Listed for Rent $473 Avail
• 2023-11-12 Rental Removed $473 Avail
• 2023-11-10 Listed for Rent $473 Avail
• 2019-02-15 Sold (MLS) — MLSU
• 2019-02-13 Sold (Public Records) — Public Records
• 2018-11-15 Listed $11,300 MLSU
• 1992-08-05 Sold (Public Records) — Public Records
• 1987-04-03 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,307 · +4.8% YoY. Source: county tax records.