620 Queen Cir · Jackson, MS 39209

$69,900

3 bd · 1.5 ba · 1,168 sqft · SingleFamily public records · 35 Days on market

Built 1965 0.30 ac lot $60/sqft · 28% above area Est $55k · 28% over

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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
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks

Discover your next investment or starter home at 620 Queen Cir! This solid 3-bedroom, 2-bathroom traditional ranch-style residence in the established Queen Lane subdivision was built in 1965 and offers 1,268 sq. ft. of comfortable living space. The home features timeless brick veneer construction and original hardwood flooring throughout. Functional highlights include an attached 1-car carport, central heating, and a separate laundry area, making this home both practical and full of character.

Key facts

• Central heating
• Attached carport
• 0.3 acre lot

Tags

• BRICK VENEER CONSTRUCTION
• ORIGINAL HARDWOOD FLOORING
• ATTACHED CARPORT
• CENTRAL HEATING
• SEPARATE LAUNDRY AREA

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-family house; One level
• Construction: Built (year per public records); Asbestos, brick veneer, and siding exterior materials; Block and slab foundation; Asphalt shingle roof
• Exterior features: Deck; Private yard; Back yard fenced with chain link; Rain gutters; Exterior lighting

Interior

• Kitchen: Electric range; Refrigerator; Natural gas available in kitchen
• Bedrooms: Primary bedroom (Main level) — approx. 11 x 13; Bedroom (Main level) — approx. 10 x 12; Bedroom (Main level) — approx. 10 x 10
• Flooring: Concrete; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom (total 1.5 bathrooms)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Storage; Aluminum frame windows with window treatments; Lighting (interior lighting noted under exterior features but included for completeness)
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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: John Hopkins Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 280 students, 100% FRL); Kirksey Middle School (math 7% / reading 13%, grade F, #152 of 179 statewide, top 88%, 247 students, 100% FRL); Provine High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 774 students, 100% FRL).
• Market conditions: 165 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 43% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1965 — 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: 1.86% ✓
• Cap rate: 15.44%
• Cash-on-cash: 32.67%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (median comp): $54,601
• List price: $69,900
• Delta: 28.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
667 Queen Cir	0.08mi	3/1.5	1,170 (+0%)	1mo	$124,900	$107	95
5770 Queen Mary Ln	0.24mi	3/1.5	1,184 (+1%)	1mo	$74,900	$63	86
663 Queen Julianna Ln	0.05mi	3/1.5	1,042 (-11%)	2mo	$42,000	$40	78
664 Queen Julianna Ln	0.07mi	4/1.5 (+1)	1,300 (+11%)	2mo	$65,000	$50	71
506 Lowder Dr	0.20mi	3/1.5	1,318 (+13%)	4mo	$62,500	$47	66
344 Queen Margaret Ln	0.46mi	3/2.0	1,300 (+11%)	1mo	$74,900	$58	57
346 Queen Theresa Ln	0.49mi	3/1.0	1,056 (-10%)	4mo	$64,600	$61	56
5629 Queen Mary Ln	0.38mi	4/2.0 (+1)	1,272 (+9%)	6mo	$90,000	$71	56
331 Queen Margaret Ln	0.51mi	3/1.5	1,027 (-12%)	7mo	$59,900	$58	50
356 Queen Isabella Ln	0.44mi	3/1.5	996 (-15%)	6mo	$60,000	$60	50
5717 Wildflower Dr	0.67mi	3/2.0	1,283 (+10%)	8mo	$119,000	$93	43
237 Queen Anne Ln	0.68mi	3/1.5	1,300 (+11%)	8mo	$44,500	$34	43

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: 49.2%
• Equity multiple: 4.68×
• Total profit: $72,034
• Equity at exit: $62,971

10-year hold

• IRR: 43.0%
• Equity multiple: 10.48×
• Total profit: $185,489
• Equity at exit: $135,800

Cash invested: $19,572 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$97 /mo · $1,163/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $533

Break-even live

Break-even rent $624

Max offer price $69,900

Occupancy floor 54%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5629 Queen Mary Ln Jackson, MS	3.0	2.0	1272	$1,395	$1.10	13d	1	0.36mi
5301 Queen Mary Ln Jackson, MS	4.0	2.0	1100	$1,338	$1.22	13d	1	0.63mi
6513 Abraham Lincoln Dr Jackson, MS	3.0	1.5	1330	$950	$0.71	13d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $69,900 Active 35 DOM
2. 2026-06-17
   days on market $69,900 Active 34 DOM
3. 2026-06-16
   days on market $69,900 Active 33 DOM
4. 2026-06-15
   days on market $69,900 Active 32 DOM
5. 2026-06-14
   days on market $69,900 Active 30 DOM
6. 2026-06-13
   days on market $69,900 Active 29 DOM
7. 2026-06-10
   days on market $69,900 Active 27 DOM
8. 2026-06-09
   days on market $69,900 Active 26 DOM
9. 2026-06-08
   days on market $69,900 Active 25 DOM
10. 2026-06-07
    days on market $69,900 Active 24 DOM
11. 2026-06-05
    days on market $69,900 Active 21 DOM
12. 2026-06-03
    days on market $69,900 Active 20 DOM
13. 2026-06-02
    days on market $69,900 Active 19 DOM
14. 2026-06-01
    days on market $69,900 Active 18 DOM
15. 2026-05-31
    days on market $69,900 Active 17 DOM
16. 2026-05-30
    days on market $69,900 Active 16 DOM
17. 2026-05-14
    listed $69,900 Active 499-char remark
18. 2021-10-08
    historical
19. 2021-06-17
    soldstatus
20. 2020-07-08
    listed $41,000
21. 2006-12-07
    soldstatus
22. 2004-06-17
    soldstatus
23. 2000-12-21
    soldstatus
24. 1994-06-13
    soldstatus
25. 1984-06-22
    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: $1,163 · $97/mo
• Projected year-2 tax: $1,163 · $97/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $15,577
• − Mortgage interest: −$3,915
• − Property taxes: −$1,163
• − Insurance: −$350
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$2,033
• Taxable income: $5,623
• Est. tax owed @ 24.0%: −$1,350
• After-tax cash flow: $5,045/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 (90%)
• Race & ethnicity: Black 90% White 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+70.5% since first listed

9 events — show timeline

• 2026-05-14 Listed $69,900 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-06-17 Sold (Public Records) — Public Records
• 2020-07-08 Listed $41,000 MLSU
• 2006-12-07 Sold (Public Records) — Public Records
• 2004-06-17 Sold (Public Records) — Public Records
• 2000-12-21 Sold (Public Records) — Public Records
• 1994-06-13 Sold (Public Records) — Public Records
• 1984-06-22 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,163 · +3.5% YoY. Source: county tax records.