126 Mayfair Dr · Jackson, MS 39212

$110,000

3 bd · 2.0 ba · 1,272 sqft · SingleFamily public records · 189 Days on market

Built 1973 0.31 ac lot Est $159k · 31% under ↓ 24% 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Don't miss the opportunity to see this adorable three-bedroom home for sale! Situated on a desirable corner lot, this charming residence welcomes you with a spacious driveway leading to a convenient garage equipped with an automatic door. As you enter, you'll be greeted by beautiful flooring and tasteful paint that enhance the home's inviting atmosphere. The large rooms offer generous storage options, making it perfect for family living. The kitchen features name brand stainless steel appliances and ample counter space, ideal for both daily cooking and entertaining. Each bedroom is roomy, complete with large closets for all your storage needs. The thoughtfully designed bathroom showcases el

Key facts

• Ample counter space
• Automatic door
• Large closets

Tags

• CORNER LOT
• SPACIOUS DRIVEWAY
• AUTOMATIC DOOR
• STAINLESS STEEL APPLIANCES
• AMPLE COUNTER SPACE
• LARGE CLOSETS

Property features AI

Finance

• HOA & community: Community features include curbs, sidewalks and street lights

Exterior

• Parking: Attached garage with storage; Concrete driveway; 2-car garage
• Security: Smoke detectors; Dead bolt locks
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One level; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built (year source: public records)
• Exterior features: Awning-covered patio; Patio slab; Private yard; Outdoor lighting; Shed(s); Workshop; Wood privacy fencing; Landscaped corner lot; Curbs, sidewalks and street lights (community)

Interior

• Kitchen: Dishwasher; Free-standing electric range; Refrigerator; Stainless steel appliances
• Bedrooms: Primary bedroom located downstairs
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen island; High-speed internet; His and hers closets; Primary bedroom on main level; Soaking tub; Dead bolt locks; Aluminum-framed windows
• Laundry & utility: Laundry area in garage; Water heater

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 $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% 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: Sykes Elementary School (math 8% / reading 12%, grade F, #319 of 375 statewide, top 88%, 325 students, 100% FRL); Whitten Middle School (math 4% / reading 11%, grade F, #168 of 179 statewide, top 94%, 338 students, 100% FRL); Wingfield High School (math 7% / reading 12%, grade F, #179 of 197 statewide, top 92%, 608 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 36% 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 $761 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $35k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.38% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.54%
• DSCR: 1.69
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $159,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4849 Terry Rd	0.14mi	3/2.0	1,256 (-1%)	16mo	$210,000	$167	78
149 Mayfair Dr	0.12mi	3/2.0	1,304 (+2%)	15mo	$159,900	$123	77
4775 Old Lake Rd	0.26mi	3/2.0	1,373 (+8%)	7mo	$95,000	$69	69
624 Cedar Springs Dr	0.67mi	3/2.0	1,324 (+4%)	3mo	$148,900	$112	59
410 Heritage Pl	0.46mi	3/2.0	1,436 (+13%)	3mo	$200,000	$139	55
548 Vineland Dr	0.52mi	3/2.0	1,444 (+14%)	0mo	$179,900	$125	53
430 Trent Dr	0.44mi	3/2.0	1,440 (+13%)	9mo	$140,000	$97	50
344 Red Oak Dr	0.67mi	3/2.0	1,429 (+12%)	2mo	$189,000	$132	46
637 Cedar Springs Dr	0.74mi	3/2.0	1,458 (+15%)	14mo	$205,000	$141	30

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: 7.8%
• Equity multiple: 1.31×
• Total profit: $9,534
• Equity at exit: $16,401

10-year hold

• IRR: 18.2%
• Equity multiple: 2.60×
• Total profit: $49,231
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,521 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$180 /mo · $2,160/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $399

Break-even live

Break-even rent $1,016

Max offer price $110,000

Occupancy floor 69%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Elton Park Dr Jackson, MS	1.0–3.0	1.0–2.0	1085	$1,399	$1.29	14d	9	0.76mi
306 Gary Daniels Dr Byram, MS	3.0	2.0	1517	$1,595	$1.05	43d	1	0.98mi

Listing history 15 events

1. 2026-04-23
   status Pending
2. 2026-03-12
   status Active
3. 2026-01-23
   status Pending
4. 2025-12-16
   price $110,000
5. 2025-12-03
   status Active
6. 2025-09-23
   price $135,000
7. 2025-06-24
   status Active
8. 2025-06-05
   status Pending
9. 2025-06-05
   historical
10. 2025-05-30
    status Active
11. 2025-05-27
    historical
12. 2025-02-27
    listed $145,000 Active
13. 1999-04-19
    soldstatus
14. 1995-09-28
    soldstatus
15. 1977-07-28
    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: $2,160 · $180/mo
• Projected year-2 tax: $2,160 · $180/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: $18,252
• − Mortgage interest: −$6,162
• − Property taxes: −$2,160
• − Insurance: −$550
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$3,200
• Taxable income: $3,260
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $4,004/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

-24.1% since first listed

15 events — show timeline

• 2026-04-23 Pending — MLSU
• 2026-03-12 Relisted — MLSU
• 2026-01-23 Pending — MLSU
• 2025-12-16 Price Changed $110,000 MLSU
• 2025-12-03 Relisted — MLSU
• 2025-09-23 Price Changed $135,000 MLSU
• 2025-06-24 Relisted — MLSU
• 2025-06-05 Pending — MLSU
• 2025-06-05 Listing Removed — MLSU
• 2025-05-30 Relisted — MLSU
• 2025-05-27 Listing Removed — MLSU
• 2025-02-27 Listed $145,000 MLSU
• 1999-04-19 Sold (Public Records) — Public Records
• 1995-09-28 Sold (Public Records) — Public Records
• 1977-07-28 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,160 · +2.5% YoY. Source: county tax records.