4253 Cypress Dr · Jackson, MS 39212

$94,900

3 bd · 2.0 ba · 1,098 sqft · SingleFamily public records · 27 Days on market

Built 1991 7,840 sqft lot $86/sqft · 30% below area Est $135k · 30% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

A-1 prime rental, in n good condition ! $900/Month long term tenant

Key facts

• Open floor plan
• Cathedral ceilings
• Great room

Tags

• OPEN FLOOR PLAN
• GREAT ROOM
• CATHEDRAL CEILINGS
• WOOD BURNING FIREPLACE
• WALK IN CLOSET
• WOOD STYLE FLOORING

Property features AI

Finance

• Other: Living area reported as 1,098 (per public records)
• HOA & community: Community features: Other

Exterior

• Parking: 2 covered carport spaces; Driveway with concrete surface; Total parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Single family residence (house); One story
• Construction: Asbestos and brick construction; Architectural shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Back yard fencing; Other exterior features

Interior

• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: High ceilings; Window treatments with wood frames; Wood burning stove in the great room
• Laundry & utility: Laundry closet with washer hookup on the main level; Gas water heater

🏷️ Possibly a rental listed for sale. The $94,900 price doesn't fit this home's estimated sale value (~$135,306) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 9.9% in Jackson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Timberlawn Elementary School (math 5% / reading 11%, grade F, #334 of 375 statewide, top 89%, 353 students, 100% FRL); Bailey Middle Apac School (math 46% / reading 62%, grade B-, #18 of 179 statewide, top 10%, 247 students, 100% FRL); Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $656 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,476 (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: 1.41% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.48%
• DSCR: 1.91
• GRM: 5.9

CMA / ARV

• ARV (median comp): $135,306
• List price: $94,900
• Delta: -29.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4271 Cypress Dr	0.05mi	3/2.0	1,222 (+11%)	6mo	$107,900	$88	74
38 Cedar Pl	0.37mi	3/1.0	1,125 (+2%)	4mo	$79,000	$70	72
5551 Will O Run Cir	0.48mi	3/2.0	1,138 (+4%)	6mo	$99,900	$88	66
5513 Dogwood Trl	0.45mi	3/2.0	1,219 (+11%)	2mo	$130,000	$107	59
4033 Will O Run Dr	0.34mi	2/1.0 (-1)	1,133 (+3%)	21mo	$119,900	$106	52
4014 Will O Run Dr	0.40mi	3/1.0	1,158 (+6%)	21mo	$119,900	$104	51
444 Greenmont Dr	0.72mi	3/2.0	1,208 (+10%)	4mo	$124,900	$103	46
5526 Dogwood Trl	0.42mi	3/2.0	1,248 (+14%)	18mo	$109,500	$88	42
5536 Tiki Ln	0.65mi	3/2.0	1,042 (-5%)	23mo	$62,500	$60	42
4869 Cottonwood Ln	0.59mi	3/2.0	1,221 (+11%)	16mo	$112,500	$92	40
4953 Oak Leaf Dr	0.69mi	3/2.0	1,244 (+13%)	15mo	$116,000	$93	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: 14.1%
• Equity multiple: 1.57×
• Total profit: $15,173
• Equity at exit: $14,150

10-year hold

• IRR: 23.7%
• Equity multiple: 3.16×
• Total profit: $57,404
• Equity at exit: $8,205

Cash invested: $26,572 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$65 /mo · $780/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $454

Break-even live

Break-even rent $762

Max offer price $94,900

Occupancy floor 61%

Sensitivity live

Price	-10% $507	-5% $480	+0% $454	+5% $427	+10% $400
Rent	-10% $348	-5% $401	+0% $454	+5% $506	+10% $559
Rate	-1.0pp $501	-0.5pp $478	base $454	+0.5pp $429	+1.0pp $404

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2750 N Siwell Rd Jackson, MS	1.0–2.0	1.0	850	$975	$1.15	15d	1	0.78mi
4954 Hanging Oak Dr Jackson, MS	3.0	2.0	1082	$1,215	$1.12	45d	1	0.84mi
1457 Lakeview Ave Jackson, MS	3.0	2.0	1288	$1,426	$1.11	15d	1	1.43mi
1478 Bass Ave Jackson, MS	3.0	2.0	1036	$1,525	$1.47	15d	1	1.45mi

Listing history 19 events

1. 2026-06-13
   statusdays on market $94,900 Pending 27 DOM
2. 2026-06-10
   days on market $94,900 Active 26 DOM
3. 2026-06-09
   days on market $94,900 Active 25 DOM
4. 2026-06-08
   days on market $94,900 Active 24 DOM
5. 2026-06-07
   days on market $94,900 Active 23 DOM
6. 2026-06-05
   days on market $94,900 Active 20 DOM
7. 2026-06-03
   days on market $94,900 Active 19 DOM
8. 2026-06-02
   days on market $94,900 Active 18 DOM
9. 2026-06-01
   days on market $94,900 Active 17 DOM
10. 2026-05-31
    days on market $94,900 Active 16 DOM
11. 2026-05-30
    days on market $94,900 Active 15 DOM
12. 2026-05-15
    listed $94,900 Active 675-char remark
13. 2020-03-30
    soldstatus 67-char remark

    Show marketing remark (67 chars)

    A-1 prime rental, in n good condition ! $900/Month long term tenant

14. 2020-03-30
    soldstatus

    Show marketing remark (67 chars)

    A-1 prime rental, in n good condition ! $900/Month long term tenant

15. 2019-10-29
    listed $60,000 67-char remark

    Show marketing remark (67 chars)

    A-1 prime rental, in n good condition ! $900/Month long term tenant

16. 2013-08-06
    soldstatus

    Show marketing remark (396 chars)

    Small cozy home with family, dining, 3br/2ba. Great opportunity for first time buyers with FHA203K financing. Owner occupants can purchase this home with little as $100 down payment This is for owner occupants purchasing a HUD Home with FHA financing. SOLD AS IS WHERE IS WITH NO DISCLSOURES. CASE#281-245307 FHA Financing. UI (UNINSURED)203K Eligible:Yes. EHO Language: Equal Housing Opportunity

17. 2013-08-06
    soldstatus

    Show marketing remark (396 chars)

    Small cozy home with family, dining, 3br/2ba. Great opportunity for first time buyers with FHA203K financing. Owner occupants can purchase this home with little as $100 down payment This is for owner occupants purchasing a HUD Home with FHA financing. SOLD AS IS WHERE IS WITH NO DISCLSOURES. CASE#281-245307 FHA Financing. UI (UNINSURED)203K Eligible:Yes. EHO Language: Equal Housing Opportunity

18. 2013-06-18
    listed $20,000

    Show marketing remark (396 chars)

    Small cozy home with family, dining, 3br/2ba. Great opportunity for first time buyers with FHA203K financing. Owner occupants can purchase this home with little as $100 down payment This is for owner occupants purchasing a HUD Home with FHA financing. SOLD AS IS WHERE IS WITH NO DISCLSOURES. CASE#281-245307 FHA Financing. UI (UNINSURED)203K Eligible:Yes. EHO Language: Equal Housing Opportunity

19. 1996-06-28
    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: $780 · $65/mo
• Projected year-2 tax: $780 · $65/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 4/10 Moderate
• 🌡 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: $16,037
• − Mortgage interest: −$5,316
• − Property taxes: −$780
• − Insurance: −$474
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$2,761
• Taxable income: $4,140
• Est. tax owed @ 24.0%: −$994
• After-tax cash flow: $4,449/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

+374.5% since first listed

9 events — show timeline

• 2026-06-12 Pending — MLSU
• 2026-05-15 Listed $94,900 MLSU
• 2020-03-30 Sold (Public Records) — Public Records
• 2020-03-30 Sold (MLS) — MLSU
• 2019-10-29 Listed $60,000 MLSU
• 2013-08-06 Sold (Public Records) — Public Records
• 2013-08-06 Sold (MLS) — MLSU
• 2013-06-18 Listed $20,000 MLSU
• 1996-06-28 Sold (Public Records) — Public Records

Property tax history

-6.6%/yr

Latest (2025): $780 · +3.8% YoY. Source: county tax records.