567 Robinhood Rd · Jackson, MS 39206

$36,900

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 8 Days on market

Built 1950 8,276 sqft lot ↓ 12% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Darling Investment , with long term Tenant. Short return on investment , with a 18 % cap rate. This home is a value in excess of the normally for this area , with Premium quality updates, and in prime condition. Solid investment ! Please view the sellers Disclosure for a detailed list of improvements. The seller has placed the best of Materials in this one. Some improvements included, But not limited to are; New electrical panel, New Pella Windows, New Stove, New sub floors in the Kitchen and bathroom. New bathroom enclosure w/New vanity and toilet, New Hardwood floors, New wood Deck, New sidewalk, New Deck and privacy fence. This home would make a prime home for any first time buyer also.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 car); Concrete driveway
• Security: Dead bolt locks
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer connected; Water available
• Home design: Single-family house; One story; Move-in ready
• Construction: Asphalt shingle roof; Asbestos construction materials; Conventional foundation; Built in public-records year
• Exterior features: Deck; Backyard fencing (wood); City lot

Interior

• Kitchen: Electric range
• Bedrooms: Two bedrooms on the main level
• Flooring: Hardwood flooring; Tile flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Tile counters; Insulated windows; Dead bolt locks; Outside fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

🏷️ Possibly a rental listed for sale. The $36,900 price doesn't fit this home's estimated sale value (~$91,080) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $37k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $37k).
• Cap rate 24.8% 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: Boyd Elementary School (math 0% / reading 9%, grade F, #368 of 375 statewide, top 98%, 405 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 (+2.8%/yr); 119 active listings in the ZIP; 20 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 31% 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 $255 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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 3.4% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $36,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 3.02% ✓
• Cap rate: 24.75%
• Cash-on-cash: 65.93%
• DSCR: 3.93
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $91,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
547 Woodbury Rd	0.11mi	2/1.0	816 (+3%)	9mo	$94,000	$115	82

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: 65.0%
• Equity multiple: 3.91×
• Total profit: $30,039
• Equity at exit: $5,502

10-year hold

• IRR: 69.3%
• Equity multiple: 7.98×
• Total profit: $72,150
• Equity at exit: $3,190

Cash invested: $10,332 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,115 high
• Mortgage (P&I): −$194
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $568

Break-even live

Break-even rent $397

Max offer price $36,900

Occupancy floor 44%

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: $9,225
• Closing costs: $1,107
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 Lawrence Rd #229 Jackson, MS	2.0	1.0	840	$995	$1.18	44d	1	0.46mi
229 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	23d	1	0.46mi
227 Lawrence Rd #227 Jackson, MS	2.0	1.0	840	$995	$1.18	44d	1	0.46mi
227 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	14d	2	0.46mi
227 Lawrence Rd Jackson, MS	1.0	1.0	840	$900	$1.07	23d	1	0.46mi
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	44d	1	0.52mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	14d	1	0.54mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$900	$0.86	14d	31	0.55mi
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,100	$1.35	14d	1	0.74mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	44d	1	1.01mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	14d	1	1.01mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	23d	1	1.02mi
365 W Northside Dr Jackson, MS	1.0	1.0	550	$899	$1.63	44d	1	1.08mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	23d	1	1.08mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	14d	1	1.08mi
3908 N State St Jackson, MS	1.0	1.0	740	$2,800	$3.78	44d	1	1.26mi
5155 Wayneland Dr Jackson, MS	1.0–2.0	1.0–2.0	905	$1,500	$1.66	23d	1	1.26mi
3816 N State St Unit 3816 Jackson, MS	1.0	1.0	700	$1,095	$1.56	44d	1	1.30mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	14d	1	1.47mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	21d	1	1.49mi

Listing history 7 events

1. 2026-06-18
   days on market $36,900 Active 8 DOM
2. 2026-06-17
   days on market $36,900 Active 7 DOM
3. 2026-06-16
   days on market $36,900 Active 6 DOM
4. 2026-06-15
   days on market $36,900 Active 5 DOM
5. 2026-06-14
   days on market $36,900 Active 3 DOM
6. 2026-06-13
   remarks 331-char remark
7. 2026-06-13
   listed $36,900 Active 2 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: $1,256 · $105/mo
• Projected year-2 tax: $1,256 · $105/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 · 19 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: $13,386
• − Mortgage interest: −$2,067
• − Property taxes: −$1,256
• − Insurance: −$184
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$1,073
• Taxable income: $6,663
• Est. tax owed @ 24.0%: −$1,599
• After-tax cash flow: $5,213/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

-12.1% since first listed

16 events — show timeline

• 2026-06-10 Listed $36,900 MLSU
• 2021-11-01 Sold (Public Records) — Public Records
• 2021-11-01 Sold (MLS) — MLSU
• 2021-10-20 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-08-12 Listed $54,000 MLSU
• 2018-02-27 Sold (Public Records) — Public Records
• 2012-01-27 Sold (Public Records) — Public Records
• 2011-09-30 Listed $23,000 MLSU
• 2011-02-12 Listing Removed — MLSU
• 2010-12-09 Listed $42,500 MLSU
• 2010-11-15 Sold (Public Records) — Public Records
• 2006-05-12 Listed $42,000 MLSU
• 1999-05-17 Sold (Public Records) — Public Records
• 1998-01-22 Sold (Public Records) — Public Records
• 1986-02-28 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2021): $1,256 · -0.8% YoY. Source: county tax records.