4145 Old Jackson Rd · Byram, MS 39170

$69,900

3 bd · 2.0 ba · 1,851 sqft · SingleFamily public records · 120 Days on market

Built 1960 1.00 ac lot $38/sqft · 75% below area ↓ 22% since listing

---

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
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 2-bathroom home with fireplace in the living area, a kitchen, and a front porch that adds curb appeal. The property also includes a backyard offering additional outdoor space. This home offers potential for future improvements and personalization. Transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

Key facts

• Front porch
• Backyard
• Outdoor space

Tags

• FIREPLACE IN LIVING AREA
• FRONT PORCH
• BACKYARD
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $871 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.3% vs local median 4.1% in Byram — 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 69/100 on livability (#45 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute 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.
• Market conditions: 64 active listings in the ZIP; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (22%) 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; 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 $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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: 2.40% ✓
• Cap rate: 21.25%
• Cash-on-cash: 53.42%
• DSCR: 3.38
• GRM: 3.5

CMA / ARV

• ARV (median comp): $275,441
• List price: $69,900
• Delta: -74.62%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4145 Old Jackson Rd	0.00mi	3/2.0	1,851 (0%)	0mo	$69,900	$38	100
4505 Old Jackson Rd	0.37mi	3/2.0	1,745 (-6%)	14mo	$215,900	$124	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.5%
• Equity multiple: 3.26×
• Total profit: $44,174
• Equity at exit: $10,422

10-year hold

• IRR: 56.8%
• Equity multiple: 6.62×
• Total profit: $109,952
• Equity at exit: $6,044

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 39170

• Home prices YoY: -10.8%
• Active inventory: 64
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,677 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$57 /mo · $689/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $871

Break-even live

Break-even rent $574

Max offer price $69,900

Occupancy floor 43%

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: —

Listing history 12 events

1. 2026-04-14
   price $69,900 441-char remark

   Show marketing remark (441 chars)

   3-bedroom, 2-bathroom home with fireplace in the living area, a kitchen, and a front porch that adds curb appeal. The property also includes a backyard offering additional outdoor space. This home offers potential for future improvements and personalization. Transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

2. 2026-04-08
   status Active 441-char remark

   Show marketing remark (441 chars)

   3-bedroom, 2-bathroom home with fireplace in the living area, a kitchen, and a front porch that adds curb appeal. The property also includes a backyard offering additional outdoor space. This home offers potential for future improvements and personalization. Transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

3. 2026-02-20
   status Pending 441-char remark

   Show marketing remark (441 chars)

   3-bedroom, 2-bathroom home with fireplace in the living area, a kitchen, and a front porch that adds curb appeal. The property also includes a backyard offering additional outdoor space. This home offers potential for future improvements and personalization. Transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

4. 2026-01-26
   price $74,900 441-char remark

   Show marketing remark (441 chars)

   3-bedroom, 2-bathroom home with fireplace in the living area, a kitchen, and a front porch that adds curb appeal. The property also includes a backyard offering additional outdoor space. This home offers potential for future improvements and personalization. Transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

5. 2026-01-21
   status Active 441-char remark

   Show marketing remark (441 chars)

   3-bedroom, 2-bathroom home with fireplace in the living area, a kitchen, and a front porch that adds curb appeal. The property also includes a backyard offering additional outdoor space. This home offers potential for future improvements and personalization. Transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

6. 2025-12-02
   status Pending 441-char remark

   Show marketing remark (441 chars)

   3-bedroom, 2-bathroom home with fireplace in the living area, a kitchen, and a front porch that adds curb appeal. The property also includes a backyard offering additional outdoor space. This home offers potential for future improvements and personalization. Transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

7. 2025-11-24
   price $79,900 441-char remark

   Show marketing remark (441 chars)

   3-bedroom, 2-bathroom home with fireplace in the living area, a kitchen, and a front porch that adds curb appeal. The property also includes a backyard offering additional outdoor space. This home offers potential for future improvements and personalization. Transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

8. 2025-10-16
   listed $89,900 Active 441-char remark

   Show marketing remark (441 chars)

   3-bedroom, 2-bathroom home with fireplace in the living area, a kitchen, and a front porch that adds curb appeal. The property also includes a backyard offering additional outdoor space. This home offers potential for future improvements and personalization. Transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

9. 2024-05-14
   soldstatus
10. 2008-03-13
    soldstatus
11. 2007-10-03
    soldstatus
12. 1984-08-01
    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: $689 · $57/mo
• Projected year-2 tax: $689 · $57/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: $20,118
• − Mortgage interest: −$3,915
• − Property taxes: −$689
• − Insurance: −$350
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$2,033
• Taxable income: $9,911
• Est. tax owed @ 24.0%: −$2,379
• After-tax cash flow: $8,077/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 — Byram

• Score: 69/100
• State rank: #45
• US rank: #8178

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 14,161
• Population (ZIP): 8,970

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: Majority Black (50%)
• Race & ethnicity: Black 50% White 48% Two or more races 1%
• Common ancestry: Serbian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

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: ▼ -22.61%
• Current HPI: 187.4762
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-22.2% since first listed

12 events — show timeline

• 2026-04-14 Price Changed $69,900 MLSU
• 2026-04-08 Relisted — MLSU
• 2026-02-20 Pending — MLSU
• 2026-01-26 Price Changed $74,900 MLSU
• 2026-01-21 Relisted — MLSU
• 2025-12-02 Pending — MLSU
• 2025-11-24 Price Changed $79,900 MLSU
• 2025-10-16 Listed $89,900 MLSU
• 2024-05-14 Sold (Public Records) — Public Records
• 2008-03-13 Sold (Public Records) — Public Records
• 2007-10-03 Sold (Public Records) — Public Records
• 1984-08-01 Sold (Public Records) — Public Records