417 Pimlico Pl · Jackson, MS 39211

$137,000

3 bd · 2.0 ba · 1,345 sqft · SingleFamily public records · 1 Days on market

Built 1960 Est $152k · 10% 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 +25.8/30.0
• ARV discount +11.9/15.0
• DSCR +8.6/10.0
• 1% rule +7.1/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This 1512 square foot single family home has 3 bedrooms and 2.0 bathrooms. This home is located at 417 Pimlico Pl, Jackson, MS 39211.

Key facts

• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $137k).

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: Spann Elementary School (math 7% / reading 21%, grade F, #289 of 375 statewide, top 78%, 395 students, 100% FRL); Chastain Middle School (math 5% / reading 11%, grade F, #165 of 179 statewide, top 93%, 499 students, 100% FRL); 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; 20 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 $947 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y ago; this cycle's ask is 25% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $137,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.38%
• DSCR: 1.46
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $151,985
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
159 Pimlico Pl	0.29mi	3/2.0	1,367 (+2%)	1mo	$199,000	$146	83
5317 S Venetian Way	0.20mi	3/2.0	1,334 (-1%)	10mo	$175,000	$131	81
5253 Wayneland Dr	0.13mi	3/2.0	1,457 (+8%)	1mo	$146,000	$100	79
5348 Keele St	0.47mi	3/2.0	1,356 (+1%)	2mo	$162,500	$120	75
5119 Mccoy Dr	0.40mi	3/2.0	1,386 (+3%)	4mo	$210,000	$152	72
5307 Pine Lane Dr	0.17mi	3/2.0	1,500 (+12%)	1mo	$169,000	$113	72
5447 Wayneland Dr	0.37mi	2/2.0 (-1)	1,310 (-3%)	2mo	$98,000	$75	72
5347 Cedar Park Dr	0.55mi	3/2.0	1,347 (+0%)	6mo	$130,000	$97	69
5120 Reddoch Dr	0.22mi	3/2.0	1,469 (+9%)	9mo	$199,000	$135	67
5508 Wayneland Dr	0.45mi	3/2.0	1,531 (+14%)	8mo	$155,000	$101	49
1443 Sheffield Dr	0.64mi	3/2.0	1,203 (-11%)	5mo	$126,000	$105	49
5517 Keele St	0.66mi	3/1.5	1,482 (+10%)	8mo	$84,900	$57	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 · 7.9% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.20×
• Total profit: $7,567
• Equity at exit: $20,427

10-year hold

• IRR: 18.5%
• Equity multiple: 2.90×
• Total profit: $72,967
• Equity at exit: $11,845

Cash invested: $38,360 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,659 high
• Mortgage (P&I): −$718
• Tax from tax record: −$203 /mo · $2,434/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $332

Break-even live

Break-even rent $1,238

Max offer price $137,000

Occupancy floor 75%

Sensitivity live

Price	-10% $409	-5% $371	+0% $332	+5% $293	+10% $254
Rent	-10% $201	-5% $266	+0% $332	+5% $397	+10% $463
Rate	-1.0pp $401	-0.5pp $367	base $332	+0.5pp $296	+1.0pp $260

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	45d	1	0.17mi
5155 Wayneland Dr Jackson, MS	1.0–2.0	1.0–2.0	905	$1,500	$1.66	25d	1	0.18mi
212 Pimlico Pl Jackson, MS	3.0	2.0	1600	$900	$0.56	15d	1	0.30mi
5538 Pine Lane Dr Jackson, MS	3.0	2.0	1627	$1,465	$0.90	45d	1	0.48mi
5544 Wayneland Dr Jackson, MS	3.0	2.0	1800	$1,831	$1.02	45d	1	0.50mi
5000 Ridgewood Rd Jackson, MS	2.0	2.0	1093	$1,279	$1.17	46d	1	0.66mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	15d	1	0.91mi
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,100	$1.35	15d	1	0.94mi
5421 Crepe Myrtle Dr Jackson, MS	4.0	1.5	1079	$1,295	$1.20	25d	1	0.95mi
492 E Beasley Rd Jackson, MS	1.0–3.0	1.0–2.0	1133	$1,440	$1.27	15d	8	1.16mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$1,100	$1.05	15d	31	1.19mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$2,255	$2.10	15d	15	1.20mi
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	25d	1	1.22mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	45d	1	1.30mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	15d	1	1.30mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	25d	1	1.38mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	15d	1	1.38mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	45d	1	1.40mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	25d	1	1.41mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	25d	1	1.47mi

Listing history 10 events

1. 2021-10-02
   historical
2. 2014-09-24
   soldstatus
3. 2007-08-14
   listed $109,900
4. 2007-04-02
   historical
5. 2006-12-12
   listed $114,900
6. 2006-06-15
   soldstatus
7. 2006-06-15
   soldstatus
8. 2006-05-04
   listed $99,900
9. 1990-08-29
   soldstatus
10. 1973-05-14
    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: $2,434 · $203/mo
• Projected year-2 tax: $2,434 · $203/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 · 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: $19,903
• − Mortgage interest: −$7,674
• − Property taxes: −$2,434
• − Insurance: −$685
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$3,985
• Taxable income: $1,940
• Est. tax owed @ 24.0%: −$466
• After-tax cash flow: $3,517/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): 23,838
• 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

+10.0% since first listed

10 events — show timeline

• 2021-10-02 Listing Removed — MLSU
• 2014-09-24 Sold (Public Records) — Public Records
• 2007-08-14 Listed $109,900 MLSU
• 2007-04-02 Listing Removed — MLSU
• 2006-12-12 Listed $114,900 MLSU
• 2006-06-15 Sold (Public Records) — Public Records
• 2006-06-15 Sold (MLS) — MLSU
• 2006-05-04 Listed $99,900 MLSU
• 1990-08-29 Sold (Public Records) — Public Records
• 1973-05-14 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $2,434 · +1.9% YoY. Source: county tax records.