269 Sykes Rd · Jackson, MS 39212

$71,500

3 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 84 Days on market

Built 1957 0.48 ac lot $60/sqft · 43% above area Est $50k · 43% over

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Why this score? — see what drove the C+ 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
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller!!! Investor opportunity! Tenant-occupied property with lease in place, providing immediate rental income. Property is being sold as an investment property with tenant in place. Please do not disturb the tenant. Showings will be scheduled with an accepted offer. Rent is $934/mo.

Key facts

• 0.48 acre lot
• Parking
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $67k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $494 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 + 4.2% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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

• Watch-outs: built in 1957 — 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 $67,210 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 1.73% ✓
• Cap rate: 14.56%
• Cash-on-cash: 29.53%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (median comp): $49,835
• List price: $71,500
• Delta: 43.47%
• 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
124 S Sunset Ter	0.22mi	3/1.0	1,172 (-2%)	12mo	$49,875	$43	74
136 N Sunset Ter	0.16mi	2/1.0 (-1)	1,233 (+3%)	12mo	$60,000	$49	71
245 Wildwood Ter	0.39mi	3/1.5	1,252 (+4%)	8mo	$136,000	$109	68
3513 Hines St	0.48mi	3/2.0	1,132 (-6%)	1mo	$45,000	$40	65
3909 Ilano Dr	0.56mi	4/1.0 (+1)	1,182 (-2%)	1mo	$23,000	$19	63
267 Woody Dr	0.57mi	3/1.5	1,165 (-3%)	8mo	$38,000	$33	62
677 Woody Dr	0.70mi	3/2.0	1,248 (+4%)	2mo	$70,000	$56	58
3409 Meadow Ln	0.34mi	3/1.0	1,380 (+15%)	2mo	$17,900	$13	56
170 Cooper Rd	0.39mi	3/1.0	1,370 (+14%)	2mo	$18,500	$14	55
312 E E Leavell Woods Dr	0.72mi	4/2.0 (+1)	1,153 (-4%)	9mo	$50,000	$43	46
280 Savanna St	0.60mi	3/1.0	1,027 (-14%)	1mo	$16,900	$16	45
3158 Monticello Dr	0.72mi	3/2.0	1,368 (+14%)	9mo	$49,800	$36	33

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: 25.4%
• Equity multiple: 2.07×
• Total profit: $21,353
• Equity at exit: $10,661

10-year hold

• IRR: 33.9%
• Equity multiple: 4.27×
• Total profit: $65,554
• Equity at exit: $6,182

Cash invested: $20,020 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$375
• Tax from tax record: −$78 /mo · $931/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $493

Break-even live

Break-even rent $611

Max offer price $71,500

Occupancy floor 55%

Sensitivity live

Price	-10% $533	-5% $513	+0% $493	+5% $472	+10% $452
Rent	-10% $395	-5% $444	+0% $493	+5% $541	+10% $590
Rate	-1.0pp $529	-0.5pp $511	base $493	+0.5pp $474	+1.0pp $455

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: $17,875
• Closing costs: $2,145
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	22d	1	0.31mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	24d	1	0.37mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	15d	1	0.44mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	45d	1	0.49mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	22d	1	0.54mi
230 Savanna St Jackson, MS	2.0	1.0	782	$795	$1.02	45d	1	0.55mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	45d	1	0.59mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	15d	1	0.60mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	15d	1	0.61mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	45d	1	0.61mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	24d	1	0.62mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	22d	1	0.67mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	15d	1	0.75mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	15d	1	0.75mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	24d	1	0.75mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	24d	1	0.87mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	15d	1	0.87mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	15d	1	0.98mi
3875 Interstate 55 Jackson, MS	1.0–2.0	1.5	800	$1,100	$1.38	15d	1	0.99mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	45d	1	1.03mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	1.05mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	45d	1	1.09mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	45d	1	1.14mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	45d	1	1.16mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	45d	1	1.18mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	45d	1	1.25mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	15d	1	1.25mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	24d	1	1.30mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	45d	1	1.34mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	22d	1	1.35mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	1.41mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	45d	18	1.43mi

Listing history 35 events

1. 2026-06-18
   days on market $71,500 Active 84 DOM
2. 2026-06-17
   days on market $71,500 Active 83 DOM
3. 2026-06-16
   days on market $71,500 Active 82 DOM
4. 2026-06-15
   days on market $71,500 Active 81 DOM
5. 2026-06-14
   days on market $71,500 Active 79 DOM
6. 2026-06-13
   days on market $71,500 Active 78 DOM
7. 2026-06-10
   days on market $71,500 Active 76 DOM
8. 2026-06-09
   days on market $71,500 Active 75 DOM
9. 2026-06-08
   days on market $71,500 Active 74 DOM
10. 2026-06-07
    days on market $71,500 Active 73 DOM
11. 2026-06-05
    days on market $71,500 Active 70 DOM
12. 2026-06-03
    days on market $71,500 Active 69 DOM
13. 2026-06-02
    days on market $71,500 Active 68 DOM
14. 2026-06-01
    days on market $71,500 Active 67 DOM
15. 2026-05-31
    days on market $71,500 Active 66 DOM
16. 2026-05-30
    days on market $71,500 Active 65 DOM
17. 2026-05-12
    status Active 295-char remark

    Show marketing remark (295 chars)

    Motivated Seller!!! Investor opportunity! Tenant-occupied property with lease in place, providing immediate rental income. Property is being sold as an investment property with tenant in place. Please do not disturb the tenant. Showings will be scheduled with an accepted offer. Rent is $934/mo.

18. 2026-04-28
    status Pending 295-char remark

    Show marketing remark (295 chars)

    Motivated Seller!!! Investor opportunity! Tenant-occupied property with lease in place, providing immediate rental income. Property is being sold as an investment property with tenant in place. Please do not disturb the tenant. Showings will be scheduled with an accepted offer. Rent is $934/mo.

19. 2026-03-25
    price $71,500 295-char remark

    Show marketing remark (295 chars)

    Motivated Seller!!! Investor opportunity! Tenant-occupied property with lease in place, providing immediate rental income. Property is being sold as an investment property with tenant in place. Please do not disturb the tenant. Showings will be scheduled with an accepted offer. Rent is $934/mo.

20. 2026-03-12
    listed $73,500 Active 295-char remark

    Show marketing remark (295 chars)

    Motivated Seller!!! Investor opportunity! Tenant-occupied property with lease in place, providing immediate rental income. Property is being sold as an investment property with tenant in place. Please do not disturb the tenant. Showings will be scheduled with an accepted offer. Rent is $934/mo.

21. 2023-06-19
    historical
22. 2023-05-11
    soldstatus
23. 2021-10-01
    historical
24. 2008-10-27
    soldstatus
25. 2008-06-20
    soldstatus
26. 2008-05-09
    listed $19,900
27. 2006-04-07
    soldstatus
28. 2006-04-07
    soldstatus
29. 2005-04-11
    listed $65,000
30. 2005-03-11
    soldstatus
31. 2005-03-08
    historical
32. 2004-11-30
    listed $72,000
33. 2001-04-19
    soldstatus
34. 1987-07-06
    soldstatus
35. 1976-05-28
    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: $931 · $78/mo
• Projected year-2 tax: $931 · $78/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 ≥108°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: $14,811
• − Mortgage interest: −$4,005
• − Property taxes: −$931
• − Insurance: −$358
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,080
• Taxable income: $5,067
• Est. tax owed @ 24.0%: −$1,216
• After-tax cash flow: $4,696/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

-0.7% since first listed

19 events — show timeline

• 2026-05-12 Relisted — MLSU
• 2026-04-28 Pending — MLSU
• 2026-03-25 Price Changed $71,500 MLSU
• 2026-03-12 Listed $73,500 MLSU
• 2023-06-19 Rental Removed — BUILDIUM
• 2023-05-11 Sold (Public Records) — Public Records
• 2021-10-01 Listing Removed — MLSU
• 2008-10-27 Sold (Public Records) — Public Records
• 2008-06-20 Sold (MLS) — MLSU
• 2008-05-09 Listed $19,900 MLSU
• 2006-04-07 Sold (Public Records) — Public Records
• 2006-04-07 Sold (Public Records) — Public Records
• 2005-04-11 Listed $65,000 MLSU
• 2005-03-11 Sold (Public Records) — Public Records
• 2005-03-08 Listing Removed — MLSU
• 2004-11-30 Listed $72,000 MLSU
• 2001-04-19 Sold (Public Records) — Public Records
• 1987-07-06 Sold (Public Records) — Public Records
• 1976-05-28 Sold (Public Records) — Public Records

Property tax history

-1.9%/yr

Latest (2025): $931 · +1.9% YoY. Source: county tax records.