6636 Trace Dr · Jackson, MS 39213

$114,900

4 bd · 2.0 ba · 1,346 sqft · SingleFamily public records · 11 Days on market

Built 1973 0.34 ac lot $85/sqft · 35% above area Est $113k · at est.

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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 +18.7/30.0
• Appreciation +10.0/10.0
• ARV discount +6.6/15.0
• DSCR +5.9/10.0
• 1% rule +5.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bath ranch-style home filled with natural light and inviting spaces throughout. The single-level layout offers easy, comfortable living, with bright and airy rooms that create a warm, welcoming atmosphere. The spacious living areas flow effortlessly, making it perfect for both everyday living and entertaining. Step outside to a huge yard with endless possibilities—ideal for gatherings, gardening, or simply enjoying the outdoors. This home combines convenience, charm, and space, making it a must-see!

Key facts

• Huge yard
• Natural light
• Single-level layout

Tags

• NATURAL LIGHT
• SINGLE-LEVEL LAYOUT
• HUGE YARD

Property features AI

Finance

• Other: Property located at 6636 Trace Dr, Jackson, MS 39213
• HOA & community: Community features: Other

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity available; Natural gas connected
• Home design: Single-family house; One level
• Construction: Slab foundation; Built in public-records year
• Exterior features: Asphalt roof; Shed(s); Other exterior features; Lot approximately 0.34 acres

Interior

• Kitchen: Range hood; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Range hood; Refrigerator; Fireplace (other type)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 7.5% vs local median 9.9% in Jackson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: John Hopkins Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 280 students, 100% FRL); Northwest Middle School (math 31% / reading 52%, grade F, #53 of 179 statewide, top 30%, 206 students, 100% FRL); Provine High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 774 students, 100% FRL).
• Market conditions: 81 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• At $1,222/mo this rent would consume 50% of the median local household income ($30k/yr) (locally 1138% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $12k of equity ($794 loan paydown + $11k appreciation (10.0% local appreciation)).
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,900

Questions for the listing agent

1. Built in 1973 — 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: 1.06% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 7.8

CMA / ARV

• ARV (median comp): $112,605
• List price: $114,900
• Delta: 2.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3530 N Flag Chapel Rd	0.29mi	4/1.5	1,321 (-2%)	8mo	$115,000	$87	75
3725 Thomas Jefferson Rd	0.31mi	3/1.0 (-1)	1,296 (-4%)	1mo	$103,000	$79	69
6857 Harry S Truman Dr	0.29mi	3/2.0 (-1)	1,294 (-4%)	17mo	$103,000	$80	61
138 James Monroe Pl	0.27mi	3/1.5 (-1)	1,240 (-8%)	10mo	$66,136	$53	59
6734 Harry S Truman Dr	0.33mi	3/1.5 (-1)	1,424 (+6%)	12mo	$110,000	$77	58
138 William Mckinley Cir	0.34mi	3/1.5 (-1)	1,232 (-8%)	8mo	$145,000	$118	57
316 William Mckinley Cir	0.37mi	3/1.0 (-1)	1,213 (-10%)	2mo	$59,900	$49	56
6827 Franklin D Roosevelt Dr	0.19mi	3/2.0 (-1)	1,480 (+10%)	20mo	$135,000	$91	53
345 William Mckinley Cir	0.42mi	3/1.5 (-1)	1,166 (-13%)	1mo	$72,000	$62	50
127 Lincoln Place Pl	0.58mi	3/2.0 (-1)	1,264 (-6%)	21mo	$83,000	$66	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 3.17×
• Total profit: $69,840
• Equity at exit: $103,511

10-year hold

• IRR: 23.9%
• Equity multiple: 7.22×
• Total profit: $200,106
• Equity at exit: $223,225

Cash invested: $32,172 (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 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$603
• Tax from tax record: −$202 /mo · $2,421/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $113

Break-even live

Break-even rent $1,079

Max offer price $114,900

Occupancy floor 86%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6521 Lyndon B Johnson Dr Jackson, MS	3.0	1.0	1180	$1,150	$0.97	23d	1	0.11mi
6521 Lyndon B Johnson Dr Jackson, MS	3.0	1.0	1180	$1,100	$0.93	14d	1	0.11mi
6605 George Washington Dr Jackson, MS	3.0	2.0	1247	$950	$0.76	14d	1	0.24mi
6731 George Washington Dr Jackson, MS	3.0	2.0	1134	$1,300	$1.15	23d	1	0.44mi
6731 George Washington Dr Jackson, MS	3.0	2.0	1134	$1,200	$1.06	14d	1	0.44mi
6513 Abraham Lincoln Dr Jackson, MS	3.0	1.5	1330	$950	$0.71	14d	1	0.45mi

Listing history 5 events

1. 2026-05-14
   listed $114,900 Active 548-char remark
2. 2022-04-25
   soldstatus
3. 2017-02-16
   soldstatus
4. 1987-08-27
   soldstatus
5. 1975-11-14
   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: $2,421 · $202/mo
• Projected year-2 tax: $2,421 · $202/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 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: $14,664
• − Mortgage interest: −$6,436
• − Property taxes: −$2,421
• − Insurance: −$574
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$3,343
• Taxable loss: −$457
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $1,468/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): 18,691
• Household income: $29,541
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1138.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% 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: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

6 events — show timeline

• 2026-05-25 Pending — MLSU
• 2026-05-14 Listed $114,900 MLSU
• 2022-04-25 Sold (Public Records) — Public Records
• 2017-02-16 Sold (Public Records) — Public Records
• 1987-08-27 Sold (Public Records) — Public Records
• 1975-11-14 Sold (Public Records) — Public Records

Property tax history

+38.2%/yr

Latest (2025): $2,421 · +3.4% YoY. Source: county tax records.