1127 Oak Glen Pl · Jackson, MS 39212

$119,900

3 bd · 2.0 ba · 1,576 sqft · SingleFamily public records · 19 Days on market

Built 2004 7,405 sqft lot $76/sqft · 20% below area Est $151k · 20% under

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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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.6/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great first time homeowner or investor. Conveniencely located near major stores and shops. Open living area with built-ins.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 2004

Property features AI

Finance

• HOA & community: Park within the community

Exterior

• Parking: 2-car garage with garage door opener and direct access; Concrete, paved parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence (house); One level
• Construction: Brick construction; Slab foundation; Built (year from public records)
• Exterior features: Partial fencing; Asphalt shingle roof

Interior

• Kitchen: Cooktop; Dishwasher; Electric range
• Bedrooms: Primary bedroom on the main level (approx. 14x16); Bedroom on the main level (approx. 11x12); Bedroom on the main level (approx. 10x11)
• Flooring: Simulated wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning
• Interior features: Double vanity; Private yard; Lighting; Rain gutters
• Laundry & utility: Laundry room with electric dryer hookup located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 9.9% in Jackson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• 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: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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

• 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 $118,101 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 7.9

CMA / ARV

• ARV (median comp): $150,678
• List price: $119,900
• Delta: -20.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1540 Cedar Pine Dr	0.10mi	3/2.0	1,477 (-6%)	10mo	$53,000	$36	77
1143 Oak Glen Pl	0.05mi	3/2.0	1,421 (-10%)	10mo	$70,000	$49	72
5384 Brookhollow Dr	0.19mi	3/2.0	1,535 (-3%)	17mo	$178,000	$116	72
1124 Oak Glen Pl	0.03mi	4/2.0 (+1)	1,401 (-11%)	11mo	$142,000	$101	66
2128 Thousand Oaks Dr	0.09mi	3/2.0	1,370 (-13%)	15mo	$93,500	$68	61
454 Hillandale Dr	0.41mi	3/2.0	1,532 (-3%)	22mo	$179,900	$117	57
1148 Oak Glen Pl	0.07mi	2/2.5 (-1)	1,700 (+8%)	23mo	$171,000	$101	57
552 Hillandale Dr	0.48mi	3/2.0	1,763 (+12%)	9mo	$156,000	$88	51
740 Gresham Cv	0.45mi	3/2.0	1,350 (-14%)	6mo	$165,000	$122	50
5250 Brookhollow Dr	0.63mi	3/2.0	1,653 (+5%)	23mo	$110,000	$67	44
254 Western Hills Dr	0.74mi	3/2.0	1,746 (+11%)	14mo	$179,900	$103	36
5233 Brookhollow Dr	0.68mi	3/2.0	1,416 (-10%)	22mo	$49,700	$35	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: -8.8%
• Equity multiple: 0.67×
• Total profit: $-10,951
• Equity at exit: $17,877

10-year hold

• IRR: 2.4%
• Equity multiple: 1.18×
• Total profit: $6,205
• Equity at exit: $10,367

Cash invested: $33,572 (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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,272 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$219 /mo · $2,628/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $107

Break-even live

Break-even rent $1,136

Max offer price $119,900

Occupancy floor 87%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2107 Thousand Oaks Dr Unit A Jackson, MS	3.0	2.0	1182	$950	$0.80	21d	1	0.23mi
4954 Hanging Oak Dr Jackson, MS	3.0	2.0	1082	$1,215	$1.12	44d	1	1.34mi

Listing history 11 events

1. 2026-06-03
   statusdays on market $119,900 Pending 19 DOM
2. 2026-06-02
   days on market $119,900 Active 18 DOM
3. 2026-06-01
   days on market $119,900 Active 17 DOM
4. 2026-05-31
   days on market $119,900 Active 16 DOM
5. 2026-05-30
   days on market $119,900 Active 15 DOM
6. 2026-05-15
   listed $119,900 Active 358-char remark
7. 2021-06-08
   soldstatus
8. 2008-01-31
   soldstatus 123-char remark

   Show marketing remark (123 chars)

   Great first time homeowner or investor. Conveniencely located near major stores and shops. Open living area with built-ins.

9. 2008-01-30
   soldstatus
10. 2007-10-15
    listed $59,900 123-char remark

    Show marketing remark (123 chars)

    Great first time homeowner or investor. Conveniencely located near major stores and shops. Open living area with built-ins.

11. 1990-08-14
    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: $2,628 · $219/mo
• Projected year-2 tax: $2,628 · $219/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: $15,263
• − Mortgage interest: −$6,716
• − Property taxes: −$2,628
• − Insurance: −$600
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$3,488
• Taxable loss: −$610
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $1,432/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 — 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

+100.2% since first listed

7 events — show timeline

• 2026-06-03 Pending — MLSU
• 2026-05-15 Listed $119,900 MLSU
• 2021-06-08 Sold (Public Records) — Public Records
• 2008-01-31 Sold (MLS) — MLSU
• 2008-01-30 Sold (Public Records) — Public Records
• 2007-10-15 Listed $59,900 MLSU
• 1990-08-14 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,628 · +3.0% YoY. Source: county tax records.