117 Delano Dr · Jackson, MS 39209

$65,000

3 bd · 1.5 ba · 1,175 sqft · SingleFamily public records · 54 Days on market

Built 1979 0.25 ac lot $55/sqft · 13% above area Est $63k · at est.

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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
• ARV discount +6.2/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

This 3-bedroom, 1.5 bath home is officially on the market and full of potential! Featuring both a living room and additional living area, there's plenty of space to make it your own. It needs a little TLC, but it's a great opportunity for a first-time homebuyer or an investor looking for their next project. Don't let this one pass you by! Schedule your private showing today.

Key facts

• 0.25 acre lot
• Garage
• Built 1979

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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: schools F, amenities F, employment 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.
• Market conditions: 165 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 ($449 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1979 — 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: 2.03% ✓
• Cap rate: 17.21%
• Cash-on-cash: 39.00%
• DSCR: 2.74
• GRM: 4.1

CMA / ARV

• ARV (median comp): $63,204
• List price: $65,000
• Delta: 2.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5770 Queen Mary Ln	0.25mi	3/1.5	1,184 (+1%)	1mo	$74,900	$63	87
667 Queen Cir	0.49mi	3/1.5	1,170 (-0%)	1mo	$124,900	$107	76
5629 Queen Mary Ln	0.09mi	4/2.0 (+1)	1,272 (+8%)	6mo	$90,000	$71	70
344 Queen Margaret Ln	0.26mi	3/2.0	1,300 (+11%)	1mo	$74,900	$58	68
506 Lowder Dr	0.24mi	3/1.5	1,318 (+12%)	4mo	$62,500	$47	65
5717 Wildflower Dr	0.25mi	3/2.0	1,283 (+9%)	8mo	$119,000	$93	64
151 Queen Joanna Ln	0.44mi	3/2.0	1,248 (+6%)	6mo	$52,900	$42	62
331 Queen Margaret Ln	0.26mi	3/1.5	1,027 (-13%)	7mo	$59,900	$58	61
135 Queen Anne Ln	0.51mi	3/2.0	1,248 (+6%)	5mo	$64,900	$52	60
346 Queen Theresa Ln	0.42mi	3/1.0	1,056 (-10%)	4mo	$64,600	$61	58
663 Queen Julianna Ln	0.48mi	3/1.5	1,042 (-11%)	2mo	$42,000	$40	57
664 Queen Julianna Ln	0.49mi	4/1.5 (+1)	1,300 (+11%)	2mo	$65,000	$50	52

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: 54.4%
• Equity multiple: 5.02×
• Total profit: $73,096
• Equity at exit: $58,557

10-year hold

• IRR: 48.0%
• Equity multiple: 11.20×
• Total profit: $185,669
• Equity at exit: $126,281

Cash invested: $18,200 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $592

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 50%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.09mi
5301 Queen Mary Ln Jackson, MS	4.0	2.0	1100	$1,338	$1.22	13d	1	0.61mi

Listing history 16 events

1. 2026-06-13
   status $65,000 Pending 54 DOM
2. 2026-06-10
   days on market $65,000 Active 54 DOM
3. 2026-06-09
   days on market $65,000 Active 53 DOM
4. 2026-06-08
   days on market $65,000 Active 52 DOM
5. 2026-06-07
   days on market $65,000 Active 51 DOM
6. 2026-06-05
   days on market $65,000 Active 48 DOM
7. 2026-06-03
   remarks 395-char remark
8. 2026-06-03
   pricedays on market $65,000 Active 47 DOM
9. 2026-06-02
   days on market $81,000 Active 46 DOM
10. 2026-06-01
    days on market $81,000 Active 45 DOM
11. 2026-05-31
    days on market $81,000 Active 44 DOM
12. 2026-05-30
    days on market $81,000 Active 43 DOM
13. 2026-05-14
    status Pending 384-char remark

    Show marketing remark (384 chars)

    This 3-bedroom, 1.5 bath home is officially on the market and full of potential! Featuring both a living room and additional living area, there's plenty of space to make it your own. It needs a little TLC, but it's a great opportunity for a first-time homebuyer or an investor looking for their next project. Don't let this one pass you by! Schedule your private showing today.

14. 2026-04-03
    listed $81,000 Active 384-char remark

    Show marketing remark (384 chars)

    This 3-bedroom, 1.5 bath home is officially on the market and full of potential! Featuring both a living room and additional living area, there's plenty of space to make it your own. It needs a little TLC, but it's a great opportunity for a first-time homebuyer or an investor looking for their next project. Don't let this one pass you by! Schedule your private showing today.

15. 1992-07-15
    soldstatus
16. 1979-08-30
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 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: $15,809
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$1,891
• Taxable income: $6,447
• Est. tax owed @ 24.0%: −$1,547
• After-tax cash flow: $5,551/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

4 events — show timeline

• 2026-05-14 Pending — MLSU
• 2026-04-03 Listed $81,000 MLSU
• 1992-07-15 Sold (Public Records) — Public Records
• 1979-08-30 Sold (Public Records) — Public Records