3556 Rainey Rd · Jackson, MS 39212

$60,000

3 bd · 2.0 ba · 2,010 sqft · SingleFamily public records · 56 Days on market

Built 1951 3.85 ac lot $30/sqft · 15% below area Est $71k · 15% under ↓ 25% since listing

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Why this score? — see what drove the B 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
• ARV discount +14.5/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Check out this fixer upper! This property is being sold AS IS. With some TLC, this one could be great for an investment property or someone's new home! This home has a lot to offer on more than 3 acres of land.

Key facts

• Investment property
• 3.85 acre lot
• 2 parking spots

Tags

• INVESTMENT PROPERTY
• MORE THAN 3 ACRES OF LAND

Property features AI

Exterior

• Parking: Detached carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; House; One story; 3.85-acre lot
• Construction: Siding exterior; Conventional foundation; Built (year per public records)
• Exterior features: Asphalt roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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: Oak Forest Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 318 students, 100% FRL); Whitten Middle School (math 4% / reading 11%, grade F, #168 of 179 statewide, top 94%, 338 students, 100% FRL); Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 33% 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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

• Watch-outs: property tax is 3.2% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1951 — 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. 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: 2.32% ✓
• Cap rate: 18.32%
• Cash-on-cash: 42.94%
• DSCR: 2.91
• GRM: 3.6

CMA / ARV

• ARV (median comp): $70,966
• List price: $60,000
• Delta: -15.45%
• 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
3317 Longwood Dr	0.45mi	3/2.0	1,964 (-2%)	1mo	$89,000	$45	74
3331 Cherrywood Dr	0.42mi	3/1.5	1,912 (-5%)	4mo	$57,000	$30	67
3343 Fleetwood Dr	0.60mi	3/2.0	1,918 (-5%)	1mo	$85,000	$44	63
3320 Ridgeland Dr	0.49mi	3/1.5	1,850 (-8%)	4mo	$56,000	$30	59
3246 Longwood Dr	0.50mi	3/2.0	1,835 (-9%)	6mo	$150,000	$82	58
1068 Westway St	0.65mi	4/2.5 (+1)	1,927 (-4%)	2mo	$179,000	$93	55
3922 Forest Lake Dr	0.54mi	3/2.0	1,900 (-6%)	14mo	$37,000	$19	54
111 Friars Cv	0.30mi	4/2.0 (+1)	1,798 (-10%)	13mo	$68,000	$38	53
3218 Meadow Forest Dr	0.70mi	4/2.0 (+1)	1,898 (-6%)	3mo	$59,000	$31	51
607 Spryfield Rd	0.37mi	3/2.0	1,711 (-15%)	13mo	$46,000	$27	47
1141 Verbena St	0.75mi	3/2.0	2,100 (+4%)	14mo	$95,000	$45	46
1119 Primrose St	0.66mi	3/2.0	1,785 (-11%)	8mo	$135,000	$76	44

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: 41.3%
• Equity multiple: 2.81×
• Total profit: $30,388
• Equity at exit: $8,946

10-year hold

• IRR: 48.2%
• Equity multiple: 5.97×
• Total profit: $83,417
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$315
• Tax from tax record: −$161 /mo · $1,933/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $601

Break-even live

Break-even rent $634

Max offer price $60,000

Occupancy floor 52%

Sensitivity live

Price	-10% $635	-5% $618	+0% $601	+5% $584	+10% $567
Rent	-10% $491	-5% $546	+0% $601	+5% $656	+10% $711
Rate	-1.0pp $631	-0.5pp $616	base $601	+0.5pp $586	+1.0pp $570

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	0.74mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	0.81mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	14d	1	0.83mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	44d	1	0.83mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	0.83mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	24d	1	0.94mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	24d	1	1.10mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	24d	1	1.11mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	44d	1	1.13mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	44d	1	1.15mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	14d	1	1.18mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	14d	1	1.42mi

Listing history 30 events

1. 2026-06-18
   days on market $60,000 Active 56 DOM
2. 2026-06-17
   days on market $60,000 Active 55 DOM
3. 2026-06-16
   days on market $60,000 Active 54 DOM
4. 2026-06-15
   days on market $60,000 Active 53 DOM
5. 2026-06-14
   days on market $60,000 Active 51 DOM
6. 2026-06-13
   days on market $60,000 Active 50 DOM
7. 2026-06-10
   days on market $60,000 Active 48 DOM
8. 2026-06-09
   days on market $60,000 Active 47 DOM
9. 2026-06-08
   days on market $60,000 Active 46 DOM
10. 2026-06-07
    days on market $60,000 Active 45 DOM
11. 2026-06-05
    days on market $60,000 Active 42 DOM
12. 2026-06-03
    days on market $60,000 Active 41 DOM
13. 2026-06-02
    days on market $60,000 Active 40 DOM
14. 2026-06-01
    days on market $60,000 Active 39 DOM
15. 2026-05-31
    days on market $60,000 Active 38 DOM
16. 2026-05-30
    days on market $60,000 Active 37 DOM
17. 2026-04-22
    listed $60,000 Active 210-char remark
18. 2024-02-24
    historical
19. 2023-11-08
    price $68,000
20. 2023-08-24
    listed $70,000 Active
21. 2021-10-08
    historical
22. 2020-05-18
    soldstatus
23. 2020-05-11
    soldstatus
24. 2020-03-10
    listed $27,900
25. 2018-02-02
    listed $70,000
26. 2009-12-14
    soldstatus
27. 2009-12-14
    soldstatus
28. 2007-07-05
    listed $79,900
29. 2006-12-18
    soldstatus
30. 1949-12-12
    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: $1,933 · $161/mo
• Projected year-2 tax: $1,933 · $161/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 4/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $16,738
• − Mortgage interest: −$3,361
• − Property taxes: −$1,933
• − Insurance: −$300
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$1,745
• Taxable income: $6,720
• Est. tax owed @ 24.0%: −$1,613
• After-tax cash flow: $5,601/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

-24.9% since first listed

14 events — show timeline

• 2026-04-22 Listed $60,000 MLSU
• 2024-02-24 Listing Removed — MLSU
• 2023-11-08 Price Changed $68,000 MLSU
• 2023-08-24 Listed $70,000 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2020-05-18 Sold (MLS) — MLSU
• 2020-05-11 Sold (Public Records) — Public Records
• 2020-03-10 Listed $27,900 MLSU
• 2018-02-02 Listed $70,000 MLSU
• 2009-12-14 Sold (Public Records) — Public Records
• 2009-12-14 Sold (MLS) — MLSU
• 2007-07-05 Listed $79,900 MLSU
• 2006-12-18 Sold (Public Records) — Public Records
• 1949-12-12 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,933 · +2.1% YoY. Source: county tax records.