112 Kildare Ct · Jackson, MS 39209

$169,990

4 bd · 2.5 ba · 1,890 sqft · SingleFamily public records · 17 Days on market

Built 1963 0.32 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.3/10.0
• Schools +1.1/10.0

Listing remarks MLS

Great Investment opportunity and blank slate! Being sold AS IS.

Key facts

• Freshly painted
• Walk in closet
• Move in ready

Tags

• MOVE IN READY
• FRESHLY PAINTED
• STAINLESS STEEL APPLIANCES
• LARGE SECOND LIVING AREA
• HIS AND HERS SINK
• WALK IN CLOSET

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Other utilities noted in remarks
• Home design: Single Family Residence; House; Two levels; Move-in ready
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built (year per public records)
• Exterior features: See listing remarks for additional exterior features

Interior

• Kitchen: Electric Range; Free-standing Electric Oven; Microwave; Additional appliances noted in remarks
• Bedrooms: See listing for bedroom count and levels
• Flooring: Laminate
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Central heating; Central air; Additional heating/cooling details noted in remarks
• Interior features: Bar; Walk-in closet(s); Soaking tub
• Laundry & utility: See listing remarks for laundry/utility details

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (33.4% below list).
• Recommended offer: $113k (33.4% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 9.9% in Jackson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Bailey Middle Apac School (math 46% / reading 62%, grade B-, #18 of 179 statewide, top 10%, 247 students, 100% FRL); Provine High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 774 students, 100% FRL).
• Zoned-school proficiency averages 32% at this address vs 14% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Jackson Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 165 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 24y 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 $113,228 (33.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.67% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $98,280
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Fair Ct	0.23mi	3/2.0 (-1)	1,823 (-4%)	1mo	$54,000	$30	76
237 Rowland Ave	0.45mi	4/3.0	1,942 (+3%)	1mo	$27,500	$14	72
5020 Gaylyn Dr	0.13mi	5/4.0 (+1)	1,918 (+2%)	11mo	$125,000	$65	71
5146 Andover Dr	0.68mi	3/2.5 (-1)	1,637 (-13%)	20mo	$85,000	$52	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.63×
• Total profit: $77,352
• Equity at exit: $153,140

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $239,742
• Equity at exit: $330,253

Cash invested: $47,597 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$171 /mo · $2,054/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-239

Break-even live

Break-even rent $1,435

Max offer price $127,773

Occupancy floor —

Sensitivity live

Price	-10% $-143	-5% $-191	+0% $-239	+5% $-287	+10% $-335
Rent	-10% $-328	-5% $-284	+0% $-239	+5% $-194	+10% $-150
Rate	-1.0pp $-153	-0.5pp $-196	base $-239	+0.5pp $-283	+1.0pp $-328

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: $42,498
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Barbara Ave Jackson, MS	3.0	1.0	1584	$850	$0.54	23d	1	0.24mi
5629 Queen Mary Ln Jackson, MS	3.0	2.0	1272	$1,395	$1.10	15d	1	1.30mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	25d	1	1.41mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	45d	1	1.41mi

Listing history 13 events

1. 2026-06-22
   days on market $169,990 Active 17 DOM
2. 2026-06-18
   days on market $169,990 Active 14 DOM
3. 2026-06-17
   days on market $169,990 Active 13 DOM
4. 2026-06-16
   days on market $169,990 Active 12 DOM
5. 2026-06-15
   days on market $169,990 Active 11 DOM
6. 2026-06-14
   days on market $169,990 Active 9 DOM
7. 2026-06-13
   days on market $169,990 Active 8 DOM
8. 2026-06-10
   days on market $169,990 Active 6 DOM
9. 2026-06-09
   days on market $169,990 Active 5 DOM
10. 2026-06-08
    days on market $169,990 Active 4 DOM
11. 2026-06-07
    days on market $169,990 Active 3 DOM
12. 2026-06-05
    remarks 694-char remark
13. 2026-06-05
    listed $169,990 Active 1 DOM

ⓘ 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: $2,054 · $171/mo
• Projected year-2 tax: $2,054 · $171/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 ≥109°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: $13,587
• − Mortgage interest: −$9,522
• − Property taxes: −$2,054
• − Insurance: −$850
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$4,945
• Taxable loss: −$5,958
• Est. tax savings @ 24.0%: +$1,430
• After-tax cash flow: $-1,438/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 (90%)
• Race & ethnicity: Black 90% White 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+226.9% since first listed

34 events — show timeline

• 2026-06-04 Listed $169,990 MLSU
• 2024-08-02 Sold (MLS) — MLSU
• 2024-07-31 Sold (Public Records) — Public Records
• 2024-07-08 Pending — MLSU
• 2024-07-05 Price Changed $45,900 MLSU
• 2024-06-06 Price Changed $49,900 MLSU
• 2024-05-27 Price Changed $59,000 MLSU
• 2024-05-20 Relisted — MLSU
• 2024-05-03 Pending — MLSU
• 2024-03-22 Listed $65,000 MLSU
• 2023-10-16 Sold (MLS) — MLSU
• 2023-10-11 Sold (Public Records) — Public Records
• 2023-09-06 Pending — MLSU
• 2023-07-31 Listed $49,000 MLSU
• 2023-01-19 Listing Removed — MLSU
• 2022-11-16 Relisted — MLSU
• 2022-11-08 Pending — MLSU
• 2022-09-03 Relisted — MLSU
• 2022-08-21 Pending — MLSU
• 2022-08-04 Listed $69,900 MLSU
• 2022-03-07 Sold (MLS) — MLSU
• 2022-02-24 Pending — MLSU
• 2022-02-10 Price Changed $49,990 MLSU
• 2022-01-28 Listed $50,000 MLSU
• 2021-10-20 Listing Removed — MLSU
• 2020-03-26 Listed $33,300 MLSU
• 2006-12-09 Sold (MLS) — MLSU
• 2006-12-08 Sold (Public Records) — Public Records
• 2006-12-08 Sold (Public Records) — Public Records
• 2006-07-11 Listed $115,000 MLSU
• 2003-01-13 Sold (MLS) — MLSU
• 2002-02-09 Listed $52,000 MLSU
• 1996-10-07 Sold (Public Records) — Public Records
• 1990-10-22 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $2,054 · +2.5% YoY. Source: county tax records.