5354 Brookhollow Dr · Jackson, MS 39212

$109,900

3 bd · 2.0 ba · 1,384 sqft · SingleFamily public records · 27 Days on market

Built 1975 0.34 ac lot Est $140k · 21% 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.7/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! This spacious 1,409 sq. ft. ranch in the established Brookhollow neighborhood offers 3 bedrooms and 2 full baths on a sprawling . 34 acre lot. Step inside to find a freshly painted interior featuring beautiful wood flooring and a cozy living room with a classic wood-burning fireplace. The functional layout includes a bright kitchen/breakfast room combo and a formal dining area perfect for hosting. Enjoy the convenience of a detached 2-car garage and a large, private backyard.

Key facts

• Wood flooring
• Private backyard
• Formal dining area

Tags

• WOOD FLOORING
• WOOD-BURNING FIREPLACE
• BRIGHT KITCHEN BREAKFAST ROOM
• FORMAL DINING AREA
• DETACHED GARAGE
• PRIVATE BACKYARD

Property features AI

Finance

• HOA & community: Community park

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Concrete driveway, paved
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single family house; One story
• Construction: Brick construction; Asphalt shingle roof; Concrete perimeter foundation and slab; Built (year per public records)
• Exterior features: Private yard; Patio (slab); Back yard chain link fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Oven; Refrigerator; Natural gas available in kitchen
• Bedrooms: Primary bedroom on main level; Bedroom on main level; Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and natural gas); Central air conditioning
• Interior features: High ceilings; Aluminum window frames; Masonry fireplace
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% 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.
• Hinds County School District (rural): math 25% / reading 29% proficiency, ranked #70 of 130 in MS (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gary Road Elementary (672 students, 100% FRL); Byram Middle School (math 29% / reading 29%, grade F, #90 of 179 statewide, top 52%, 772 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 30% 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 $760 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — 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: 1.17% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $139,784
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
740 Gresham Cv	0.19mi	3/2.0	1,350 (-2%)	6mo	$165,000	$122	82
2128 Thousand Oaks Dr	0.24mi	3/2.0	1,370 (-1%)	15mo	$93,500	$68	74
1143 Oak Glen Pl	0.32mi	3/2.0	1,421 (+3%)	10mo	$70,000	$49	72
1124 Oak Glen Pl	0.25mi	4/2.0 (+1)	1,401 (+1%)	11mo	$142,000	$101	72
5384 Brookhollow Dr	0.09mi	3/2.0	1,535 (+11%)	17mo	$178,000	$116	63
1540 Cedar Pine Dr	0.38mi	3/2.0	1,477 (+7%)	10mo	$53,000	$36	63
148 Thousand Oaks Cir	0.20mi	3/2.0	1,232 (-11%)	12mo	$175,500	$142	62
5233 Brookhollow Dr	0.42mi	3/2.0	1,416 (+2%)	22mo	$49,700	$35	58
454 Hillandale Dr	0.19mi	3/2.0	1,532 (+11%)	22mo	$179,900	$117	54

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,526
• Equity at exit: $16,386

10-year hold

• IRR: 8.9%
• Equity multiple: 1.73×
• Total profit: $22,323
• Equity at exit: $9,502

Cash invested: $30,772 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$182 /mo · $2,186/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $214

Break-even live

Break-even rent $1,018

Max offer price $109,900

Occupancy floor 78%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2107 Thousand Oaks Dr Unit A Jackson, MS	3.0	2.0	1182	$950	$0.80	21d	1	0.40mi
4954 Hanging Oak Dr Jackson, MS	3.0	2.0	1082	$1,215	$1.12	44d	1	1.04mi

Listing history 25 events

1. 2026-06-18
   days on market $109,900 Active 27 DOM
2. 2026-06-17
   days on market $109,900 Active 26 DOM
3. 2026-06-16
   days on market $109,900 Active 25 DOM
4. 2026-06-15
   days on market $109,900 Active 24 DOM
5. 2026-06-14
   days on market $109,900 Active 22 DOM
6. 2026-06-10
   days on market $109,900 Active 19 DOM
7. 2026-06-09
   days on market $109,900 Active 18 DOM
8. 2026-06-08
   days on market $109,900 Active 17 DOM
9. 2026-06-07
   days on market $109,900 Active 16 DOM
10. 2026-06-03
    days on market $109,900 Active 12 DOM
11. 2026-06-02
    days on market $109,900 Active 11 DOM
12. 2026-06-01
    days on market $109,900 Active 10 DOM
13. 2026-05-31
    days on market $109,900 Active 9 DOM
14. 2026-05-30
    days on market $109,900 Active 8 DOM
15. 2026-05-22
    listed $109,900 Active
16. 2022-08-18
    soldstatus
17. 2021-10-08
    historical
18. 2021-10-08
    historical
19. 2021-10-02
    historical
20. 2021-10-02
    historical
21. 2012-08-18
    listed $81,500
22. 2009-11-18
    listed $80,000
23. 2009-05-15
    listed $83,300
24. 2008-09-08
    listed $87,000
25. 1978-06-05
    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: $2,186 · $182/mo
• Projected year-2 tax: $2,186 · $182/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 5/10 Major
• 🌡 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: $15,465
• − Mortgage interest: −$6,156
• − Property taxes: −$2,186
• − Insurance: −$550
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$3,197
• Taxable income: $902
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $2,350/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: Hinds County School District
• NCES district ID: 2801860
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $53,335
• Composite: 24.02/100
• National rank: #7771
• State rank: #70 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

+26.3% since first listed

11 events — show timeline

• 2026-05-22 Listed $109,900 MLSU
• 2022-08-18 Sold (Public Records) — Public Records
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2012-08-18 Listed $81,500 MLSU
• 2009-11-18 Listed $80,000 MLSU
• 2009-05-15 Listed $83,300 MLSU
• 2008-09-08 Listed $87,000 MLSU
• 1978-06-05 Sold (Public Records) — Public Records

Property tax history

+42.0%/yr

Latest (2025): $2,186 · +3.7% YoY. Source: county tax records.