4224 Cypress Dr · Jackson, MS 39212

$125,000

3 bd · 2.0 ba · 1,483 sqft · SingleFamily public records · 32 Days on market

Built 1974 0.33 ac lot Est $157k · 20% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.4/10.0
• 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

GREAT INVESTMENT PROPERTY!!! SOLD AS IS

Key facts

• 0.33 acre lot
• 2 parking spots
• Built 1974

Property features AI

Exterior

• Parking: 2-space carport
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; House; One level
• Construction: Built (year from public records); Brick exterior; Shingle roof; Slab foundation
• Exterior features: Shingle roof; Brick construction; Slab foundation; Approximately 0.33-acre lot

Interior

• Bedrooms: Single-story home (bedroom level not specified)
• Bathrooms: 2 full bathrooms
• Interior features: Wood-burning fireplace in the living room; Central heating; Central electric air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

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: Timberlawn Elementary School (math 5% / reading 11%, grade F, #334 of 375 statewide, top 89%, 353 students, 100% FRL); Northwest Middle School (math 31% / reading 52%, grade F, #53 of 179 statewide, top 30%, 206 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; 2 comparable units currently listed for rent nearby; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $864 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 + 4.2% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1974 — 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. 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: 1.14% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.28%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $157,198
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Cedarwood Dr	0.48mi	3/2.0	1,501 (+1%)	1mo	$92,500	$62	74
160 Waxwing Dr	0.53mi	3/2.0	1,500 (+1%)	1mo	$189,900	$127	72
4251 Cypress Dr	0.07mi	3/2.0	1,644 (+11%)	9mo	$100,000	$61	71
236 Lake Cove Dr	0.24mi	3/2.0	1,422 (-4%)	15mo	$174,900	$123	69
337 Woodcliff Dr	0.42mi	3/2.0	1,561 (+5%)	7mo	$165,000	$106	66
423 Cedarwood Dr	0.58mi	3/2.0	1,477 (-0%)	13mo	$180,000	$122	62
405 Greenmont Dr	0.53mi	3/2.0	1,380 (-7%)	9mo	$182,900	$133	56
346 Sharon Hills Dr	0.61mi	3/2.0	1,522 (+3%)	14mo	$155,000	$102	56
4344 Will O Run Dr	0.60mi	3/2.0	1,384 (-7%)	9mo	$169,000	$122	54
539 Winnwood	0.53mi	3/2.0	1,324 (-11%)	16mo	$109,900	$83	44
5539 Will O Run Cir	0.59mi	4/1.0 (+1)	1,428 (-4%)	16mo	$119,500	$84	44
4957 Oak Creek Dr	0.74mi	3/2.0	1,401 (-6%)	15mo	$140,000	$100	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: 0.5%
• Equity multiple: 1.02×
• Total profit: $626
• Equity at exit: $18,638

10-year hold

• IRR: 11.3%
• Equity multiple: 1.93×
• Total profit: $32,663
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$122 /mo · $1,464/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $300

Break-even live

Break-even rent $1,050

Max offer price $125,000

Occupancy floor 74%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4954 Hanging Oak Dr Jackson, MS	3.0	2.0	1082	$1,215	$1.12	43d	1	0.86mi
1457 Lakeview Ave Jackson, MS	3.0	2.0	1288	$1,426	$1.11	13d	1	1.49mi

Listing history 41 events

1. 2026-06-18
   days on market $125,000 Active 32 DOM
2. 2026-06-17
   days on market $125,000 Active 31 DOM
3. 2026-06-16
   days on market $125,000 Active 30 DOM
4. 2026-06-15
   days on market $125,000 Active 29 DOM
5. 2026-06-14
   days on market $125,000 Active 27 DOM
6. 2026-06-13
   days on market $125,000 Active 26 DOM
7. 2026-06-10
   days on market $125,000 Active 24 DOM
8. 2026-06-09
   days on market $125,000 Active 23 DOM
9. 2026-06-08
   days on market $125,000 Active 22 DOM
10. 2026-06-07
    days on market $125,000 Active 21 DOM
11. 2026-06-05
    days on market $125,000 Active 18 DOM
12. 2026-06-03
    days on market $125,000 Active 17 DOM
13. 2026-06-02
    days on market $125,000 Active 16 DOM
14. 2026-06-01
    days on market $125,000 Active 15 DOM
15. 2026-05-31
    days on market $125,000 Active 14 DOM
16. 2026-05-30
    days on market $125,000 Active 13 DOM
17. 2026-05-17
    listed $125,000 Active
18. 2026-03-12
    historical
19. 2025-12-30
    price $115,000
20. 2025-06-03
    status Active
21. 2025-05-31
    historical
22. 2025-05-28
    price $130,000
23. 2025-05-20
    price $135,000
24. 2025-01-29
    price $145,000
25. 2024-12-11
    price $152,500
26. 2024-11-06
    listed $155,000 Active
27. 2024-08-19
    historical
28. 2024-07-26
    price $154,500
29. 2024-07-08
    price $158,000
30. 2024-06-21
    listed $162,500 Active
31. 2023-12-29
    soldstatus Closed
32. 2023-11-08
    status Pending
33. 2023-11-06
    price $68,000
34. 2023-11-02
    price $70,000
35. 2023-10-25
    price $75,000
36. 2023-10-11
    price $80,000
37. 2023-09-29
    listed $85,000 Active
38. 2014-02-21
    soldstatus
39. 2014-01-18
    listed $15,500
40. 2013-08-23
    soldstatus
41. 1978-09-27
    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: $1,464 · $122/mo
• Projected year-2 tax: $1,464 · $122/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 3/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,154
• − Mortgage interest: −$7,002
• − Property taxes: −$1,464
• − Insurance: −$625
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$3,636
• Taxable income: $1,682
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $3,193/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

+706.5% since first listed

25 events — show timeline

• 2026-05-17 Listed $125,000 MLSU
• 2026-03-12 Listing Removed — MLSU
• 2025-12-30 Price Changed $115,000 MLSU
• 2025-06-03 Relisted — MLSU
• 2025-05-31 Listing Removed — MLSU
• 2025-05-28 Price Changed $130,000 MLSU
• 2025-05-20 Price Changed $135,000 MLSU
• 2025-01-29 Price Changed $145,000 MLSU
• 2024-12-11 Price Changed $152,500 MLSU
• 2024-11-06 Listed $155,000 MLSU
• 2024-08-19 Listing Removed — MLSU
• 2024-07-26 Price Changed $154,500 MLSU
• 2024-07-08 Price Changed $158,000 MLSU
• 2024-06-21 Listed $162,500 MLSU
• 2023-12-29 Sold (MLS) — MLSU
• 2023-11-08 Pending — MLSU
• 2023-11-06 Price Changed $68,000 MLSU
• 2023-11-02 Price Changed $70,000 MLSU
• 2023-10-25 Price Changed $75,000 MLSU
• 2023-10-11 Price Changed $80,000 MLSU
• 2023-09-29 Listed $85,000 MLSU
• 2014-02-21 Sold (MLS) — MLSU
• 2014-01-18 Listed $15,500 MLSU
• 2013-08-23 Sold (Public Records) — Public Records
• 1978-09-27 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,464 · +1.9% YoY. Source: county tax records.