3712 Sunset Dr · Jackson, MS 39213

$43,900

3 bd · 2.0 ba · 1,324 sqft · SingleFamily public records · 265 Days on market

Built 1954 7,840 sqft lot $33/sqft · 26% below area Est $60k · 26% under ↓ 26% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 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

Listing remarks MLS

Discover the potential of this property. Featuring a spacious layout and a convenient in-town location, this home offers an excellent opportunity for buyers seeking an affordable residence or an investment project. With some updates and personal touches, this property can be transformed into a comfortable home or rental. Don't miss the chance to own a property with value and possibilities in the heart of Greenville. This property is being marketed occupied. It is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

Key facts

• 7,840 sq ft lot
• Built 1954
• Listed 265 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $39k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.9% 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: Johnson Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 290 students, 100% FRL); Brinkley Middle School (math 8% / reading 8%, grade F, #165 of 179 statewide, top 93%, 354 students, 100% FRL); Lanier High School (math 3% / reading 2%, grade F, #197 of 197 statewide, top 100%, 603 students, 100% FRL).
• Market conditions: 81 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• In year one you build about $5k of equity ($304 loan paydown + $4k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $38,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 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 1954 — 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: 2.71% ✓
• Cap rate: 22.88%
• Cash-on-cash: 59.23%
• DSCR: 3.64
• GRM: 3.1

CMA / ARV

• ARV (median comp): $59,672
• List price: $43,900
• Delta: -26.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3549 Hollywood Ave	0.54mi	4/2.0 (+1)	1,339 (+1%)	8mo	$20,000	$15	61
2255 W Ridgeway St	0.62mi	4/2.0 (+1)	1,352 (+2%)	18mo	$85,000	$63	48

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: 71.5%
• Equity multiple: 6.09×
• Total profit: $62,587
• Equity at exit: $39,549

10-year hold

• IRR: 65.4%
• Equity multiple: 13.53×
• Total profit: $153,991
• Equity at exit: $85,288

Cash invested: $12,292 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$230
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $607

Break-even live

Break-even rent $421

Max offer price $43,900

Occupancy floor 44%

Sensitivity live

Price	-10% $632	-5% $619	+0% $607	+5% $594	+10% $582
Rent	-10% $513	-5% $560	+0% $607	+5% $654	+10% $701
Rate	-1.0pp $629	-0.5pp $618	base $607	+0.5pp $595	+1.0pp $584

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: $10,975
• Closing costs: $1,317
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3625 Liberty St Jackson, MS	3.0	1.0	1056	$1,190	$1.13	16d	1	0.10mi
2475 Greenfield Ave Jackson, MS	2.0	1.5	1000	$800	$0.80	45d	1	0.58mi
3434 Midlawn Ave Jackson, MS	4.0	2.0	1188	$1,200	$1.01	23d	1	0.75mi
2829 Comfort St Jackson, MS	3.0	2.0	1260	$1,250	$0.99	16d	1	0.83mi
2829 Comfort St Jackson, MS	3.0	1.5	1260	$1,250	$0.99	25d	1	0.83mi
3444 Martin Luther King Jr Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	45d	1	0.85mi

Listing history 24 events

1. 2026-06-22
   days on market $43,900 Active 265 DOM
2. 2026-06-18
   days on market $43,900 Active 262 DOM
3. 2026-06-17
   days on market $43,900 Active 261 DOM
4. 2026-06-16
   days on market $43,900 Active 260 DOM
5. 2026-06-15
   days on market $43,900 Active 259 DOM
6. 2026-06-14
   days on market $43,900 Active 257 DOM
7. 2026-06-13
   days on market $43,900 Active 256 DOM
8. 2026-06-10
   days on market $43,900 Active 254 DOM
9. 2026-06-09
   days on market $43,900 Active 253 DOM
10. 2026-06-08
    days on market $43,900 Active 252 DOM
11. 2026-06-07
    days on market $43,900 Active 251 DOM
12. 2026-06-05
    days on market $43,900 Active 248 DOM
13. 2026-06-03
    days on market $43,900 Active 247 DOM
14. 2026-06-02
    days on market $43,900 Active 246 DOM
15. 2026-06-01
    days on market $43,900 Active 245 DOM
16. 2026-05-31
    days on market $43,900 Active 244 DOM
17. 2026-05-30
    days on market $43,900 Active 243 DOM
18. 2026-03-17
    price $43,900 587-char remark

    Show marketing remark (587 chars)

    Discover the potential of this property. Featuring a spacious layout and a convenient in-town location, this home offers an excellent opportunity for buyers seeking an affordable residence or an investment project. With some updates and personal touches, this property can be transformed into a comfortable home or rental. Don't miss the chance to own a property with value and possibilities in the heart of Greenville. This property is being marketed occupied. It is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

19. 2025-09-29
    listed $49,900 Active 587-char remark

    Show marketing remark (587 chars)

    Discover the potential of this property. Featuring a spacious layout and a convenient in-town location, this home offers an excellent opportunity for buyers seeking an affordable residence or an investment project. With some updates and personal touches, this property can be transformed into a comfortable home or rental. Don't miss the chance to own a property with value and possibilities in the heart of Greenville. This property is being marketed occupied. It is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

20. 2025-09-09
    soldstatus Closed 320-char remark

    Show marketing remark (320 chars)

    Charming 3-bedroom, 2-bath home located in a quiet neighborhood on Sunset Drive in Jackson. This single-story property offers over 1,300 sq ft of living space with a spacious lot and classic exterior charm. Great opportunity for investors or buyers looking to customize. Conveniently located near schools and main roads.

21. 2025-08-21
    status Pending 320-char remark

    Show marketing remark (320 chars)

    Charming 3-bedroom, 2-bath home located in a quiet neighborhood on Sunset Drive in Jackson. This single-story property offers over 1,300 sq ft of living space with a spacious lot and classic exterior charm. Great opportunity for investors or buyers looking to customize. Conveniently located near schools and main roads.

22. 2025-08-18
    price $49,900 320-char remark

    Show marketing remark (320 chars)

    Charming 3-bedroom, 2-bath home located in a quiet neighborhood on Sunset Drive in Jackson. This single-story property offers over 1,300 sq ft of living space with a spacious lot and classic exterior charm. Great opportunity for investors or buyers looking to customize. Conveniently located near schools and main roads.

23. 2025-07-14
    listed $59,000 Active 320-char remark

    Show marketing remark (320 chars)

    Charming 3-bedroom, 2-bath home located in a quiet neighborhood on Sunset Drive in Jackson. This single-story property offers over 1,300 sq ft of living space with a spacious lot and classic exterior charm. Great opportunity for investors or buyers looking to customize. Conveniently located near schools and main roads.

24. 1968-04-23
    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: $1,004 · $84/mo
• Projected year-2 tax: $1,004 · $84/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 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: $14,262
• − Mortgage interest: −$2,459
• − Property taxes: −$1,004
• − Insurance: −$220
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$1,277
• Taxable income: $7,020
• Est. tax owed @ 24.0%: −$1,685
• After-tax cash flow: $5,596/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

-25.6% since first listed

7 events — show timeline

• 2026-03-17 Price Changed $43,900 MLSU
• 2025-09-29 Listed $49,900 MLSU
• 2025-09-09 Sold (MLS) — MLSU
• 2025-08-21 Pending — MLSU
• 2025-08-18 Price Changed $49,900 MLSU
• 2025-07-14 Listed $59,000 MLSU
• 1968-04-23 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,004 · +1.3% YoY. Source: county tax records.