242 Shiloh Dr · Jackson, MS 39212

$53,500

3 bd · 2.0 ba · 1,210 sqft · SingleFamily public records · 19 Days on market

Built 1967 8,712 sqft lot $44/sqft · 136% above area ↓ 2% since listing

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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
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully rent-ready property ready for immediate cash flow--just needs a tenant. This home is in solid condition with no major work required, making it an ideal turnkey addition to any rental portfolio. Functional layout and strong rental potential for investors looking for a low-hassle acquisition. Whether you're a seasoned investor or just getting started, this is a great opportunity to secure a property that's ready to perform from day one. Being sold as-is with no concessions for repairs.

Key facts

• 8,712 sq ft lot
• Parking
• Built 1967

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $53k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.4% 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: 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $370 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,697 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.23% ✓
• Cap rate: 18.36%
• Cash-on-cash: 43.10%
• DSCR: 2.92
• GRM: 3.7

CMA / ARV

• ARV (median comp): $26,180
• List price: $53,500
• Delta: 104.35%
• 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
167 Treehaven Dr	0.34mi	3/2.0	1,151 (-5%)	1mo	$39,500	$34	75
145 E Santa Clair St	0.12mi	4/2.0 (+1)	1,176 (-3%)	17mo	$70,000	$60	70
2698 Key St	0.52mi	3/1.5	1,232 (+2%)	10mo	$49,750	$40	63
2524 Coronet Pl	0.73mi	3/1.0	1,190 (-2%)	3mo	$30,000	$25	56
201 W Santa Clair St	0.44mi	2/1.0 (-1)	1,182 (-2%)	16mo	$60,000	$51	53
267 Woody Dr	0.70mi	3/1.5	1,165 (-4%)	8mo	$38,000	$33	53
2667 Key St	0.58mi	3/2.0	1,290 (+7%)	15mo	$10,000	$8	49
422 Clark Ave	0.30mi	2/1.5 (-1)	1,100 (-9%)	17mo	$25,000	$23	49
3408 N Southland Dr	0.56mi	3/1.0	1,313 (+8%)	9mo	$25,000	$19	49
2674 Key St	0.55mi	3/1.0	1,328 (+10%)	15mo	$25,000	$19	42
3008 Woodbine St	0.66mi	3/1.0	1,070 (-12%)	6mo	$3,500	$3	40
2664 Glenn St	0.74mi	4/2.0 (+1)	1,376 (+14%)	11mo	$39,000	$28	28

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: 41.4%
• Equity multiple: 2.81×
• Total profit: $27,128
• Equity at exit: $7,977

10-year hold

• IRR: 48.2%
• Equity multiple: 5.95×
• Total profit: $74,179
• Equity at exit: $4,626

Cash invested: $14,980 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,191 high
• Mortgage (P&I): −$281
• Tax from tax record: −$100 /mo · $1,199/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $538

Break-even live

Break-even rent $510

Max offer price $53,500

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: $13,375
• Closing costs: $1,605
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	0.42mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	13d	1	0.42mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	43d	18	0.49mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	0.68mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	0.73mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	0.73mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	0.87mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	0.92mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	0.98mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	1.00mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	13d	1	1.03mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	23d	1	1.03mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	23d	1	1.11mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.11mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	1.14mi
3875 Interstate 55 Jackson, MS	1.0–2.0	1.5	800	$1,100	$1.38	13d	1	1.19mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	21d	1	1.38mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	1.40mi
230 Savanna St Jackson, MS	2.0	1.0	782	$795	$1.02	43d	1	1.40mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	1.42mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	1.43mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	1.46mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	13d	1	1.47mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	1.49mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	1.49mi

Listing history 10 events

1. 2026-05-09
   status Pending 495-char remark

   Show marketing remark (495 chars)

   Fully rent-ready property ready for immediate cash flow--just needs a tenant. This home is in solid condition with no major work required, making it an ideal turnkey addition to any rental portfolio. Functional layout and strong rental potential for investors looking for a low-hassle acquisition. Whether you're a seasoned investor or just getting started, this is a great opportunity to secure a property that's ready to perform from day one. Being sold as-is with no concessions for repairs.

2. 2026-05-05
   status Active 495-char remark

   Show marketing remark (495 chars)

   Fully rent-ready property ready for immediate cash flow--just needs a tenant. This home is in solid condition with no major work required, making it an ideal turnkey addition to any rental portfolio. Functional layout and strong rental potential for investors looking for a low-hassle acquisition. Whether you're a seasoned investor or just getting started, this is a great opportunity to secure a property that's ready to perform from day one. Being sold as-is with no concessions for repairs.

3. 2026-04-27
   status Pending 495-char remark

   Show marketing remark (495 chars)

   Fully rent-ready property ready for immediate cash flow--just needs a tenant. This home is in solid condition with no major work required, making it an ideal turnkey addition to any rental portfolio. Functional layout and strong rental potential for investors looking for a low-hassle acquisition. Whether you're a seasoned investor or just getting started, this is a great opportunity to secure a property that's ready to perform from day one. Being sold as-is with no concessions for repairs.

4. 2026-04-22
   price $53,500 495-char remark

   Show marketing remark (495 chars)

   Fully rent-ready property ready for immediate cash flow--just needs a tenant. This home is in solid condition with no major work required, making it an ideal turnkey addition to any rental portfolio. Functional layout and strong rental potential for investors looking for a low-hassle acquisition. Whether you're a seasoned investor or just getting started, this is a great opportunity to secure a property that's ready to perform from day one. Being sold as-is with no concessions for repairs.

5. 2026-04-16
   status Active 495-char remark

   Show marketing remark (495 chars)

   Fully rent-ready property ready for immediate cash flow--just needs a tenant. This home is in solid condition with no major work required, making it an ideal turnkey addition to any rental portfolio. Functional layout and strong rental potential for investors looking for a low-hassle acquisition. Whether you're a seasoned investor or just getting started, this is a great opportunity to secure a property that's ready to perform from day one. Being sold as-is with no concessions for repairs.

6. 2026-04-05
   status Pending 495-char remark

   Show marketing remark (495 chars)

   Fully rent-ready property ready for immediate cash flow--just needs a tenant. This home is in solid condition with no major work required, making it an ideal turnkey addition to any rental portfolio. Functional layout and strong rental potential for investors looking for a low-hassle acquisition. Whether you're a seasoned investor or just getting started, this is a great opportunity to secure a property that's ready to perform from day one. Being sold as-is with no concessions for repairs.

7. 2026-04-01
   listed $54,500 Active 495-char remark

   Show marketing remark (495 chars)

   Fully rent-ready property ready for immediate cash flow--just needs a tenant. This home is in solid condition with no major work required, making it an ideal turnkey addition to any rental portfolio. Functional layout and strong rental potential for investors looking for a low-hassle acquisition. Whether you're a seasoned investor or just getting started, this is a great opportunity to secure a property that's ready to perform from day one. Being sold as-is with no concessions for repairs.

8. 2006-05-24
   soldstatus
9. 1995-08-02
   soldstatus
10. 1992-10-09
    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: $1,199 · $100/mo
• Projected year-2 tax: $1,199 · $100/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: $14,291
• − Mortgage interest: −$2,997
• − Property taxes: −$1,199
• − Insurance: −$268
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$1,556
• Taxable income: $5,984
• Est. tax owed @ 24.0%: −$1,436
• After-tax cash flow: $5,020/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

-1.8% since first listed

10 events — show timeline

• 2026-05-09 Pending — MLSU
• 2026-05-05 Relisted — MLSU
• 2026-04-27 Pending — MLSU
• 2026-04-22 Price Changed $53,500 MLSU
• 2026-04-16 Relisted — MLSU
• 2026-04-05 Pending — MLSU
• 2026-04-01 Listed $54,500 MLSU
• 2006-05-24 Sold (Public Records) — Public Records
• 1995-08-02 Sold (Public Records) — Public Records
• 1992-10-09 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,199 · +3.4% YoY. Source: county tax records.