4253 Cypress Dr · Jackson, MS 39212

$94,900

3 bd · 2.0 ba · 1,098 sqft · SingleFamily public records · 87 Days on market

Built 1991 Fair condition 7,840 sqft lot $86/sqft · 30% below area Est $136k · 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 +9.3/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A-1 prime rental, in n good condition !

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

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $472 ($6k/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: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 9.5% 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); 417 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 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 87 days — a 6% lower offer ($89k) 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 $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.43% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.33%
• DSCR: 1.95
• GRM: 5.8

CMA / ARV

• ARV (median comp): $136,228
• List price: $94,900
• Delta: -30.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4336 Cypress Dr	0.13mi	3/2.0	1,192 (+9%)	3mo	$96,900	$81	77
4271 Cypress Dr	0.05mi	3/2.0	1,222 (+11%)	10mo	$107,900	$88	71
38 Cedar Pl	0.37mi	3/1.0	1,125 (+2%)	7mo	$79,000	$70	69
5551 Will O Run Cir	0.48mi	3/2.0	1,138 (+4%)	9mo	$99,900	$88	64
5513 Dogwood Trl	0.45mi	3/2.0	1,219 (+11%)	5mo	$130,000	$107	56
444 Greenmont Dr	0.72mi	3/2.0	1,208 (+10%)	7mo	$124,900	$103	44
5526 Dogwood Trl	0.42mi	3/2.0	1,248 (+14%)	22mo	$109,500	$88	40
4869 Cottonwood Ln	0.59mi	3/2.0	1,221 (+11%)	19mo	$112,500	$92	38
4953 Oak Leaf Dr	0.69mi	3/2.0	1,244 (+13%)	18mo	$116,000	$93	30

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: 15.2%
• Equity multiple: 1.62×
• Total profit: $16,399
• Equity at exit: $14,150

10-year hold

• IRR: 24.7%
• Equity multiple: 3.26×
• Total profit: $60,139
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 10 under contract
• Months of supply: 7.3 mo (14%/mo absorbed)
• Median asking: $125,000 ($94/sqft)
• Median days on market: 101 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +31.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 417
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$498
• Tax from tax record: −$65 /mo · $780/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $472

Break-even live

Break-even rent $762

Max offer price $94,900

Occupancy floor 60%

Sensitivity live

Price	-10% $526	-5% $499	+0% $472	+5% $446	+10% $419
Rent	-10% $365	-5% $419	+0% $472	+5% $526	+10% $580
Rate	-1.0pp $520	-0.5pp $497	base $472	+0.5pp $448	+1.0pp $423

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2479 Twisted Oak Dr Jackson, MS	3.0	2.0	1319	$1,550	$1.18	3d	1	0.72mi
2750 N Siwell Rd Jackson, MS	1.0–2.0	1.0	850	$895	$1.05	0d	1	0.78mi
4954 Hanging Oak Dr Jackson, MS	3.0	2.0	1082	$1,215	$1.12	139d	1	0.84mi
1457 Lakeview Ave Jackson, MS	3.0	2.0	1288	$1,300	$1.01	0d	1	1.43mi
1478 Bass Ave Jackson, MS	3.0	2.0	1036	$1,455	$1.40	0d	1	1.45mi

Property features AI

Finance

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

Exterior

• Parking: 2 covered carport spacesDriveway with concrete surfaceTotal parking for 2 vehicles
• Utilities: Public waterPublic sewer
• Home design: Single family residence (house)One story
• Construction: Asbestos and brick constructionArchitectural shingle roofSlab foundationBuilt (year per public records)
• Exterior features: Back yard fencingOther exterior features

Interior

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

Listing history 50 events

1. 2026-09-23
   days on market $94,900 Active 87 DOM
2. 2026-09-22
   days on market $94,900 Active 86 DOM
3. 2026-09-21
   days on market $94,900 Active 85 DOM
4. 2026-09-20
   days on market $94,900 Active 84 DOM
5. 2026-09-19
   days on market $94,900 Active 83 DOM
6. 2026-09-18
   days on market $94,900 Active 82 DOM
7. 2026-09-17
   statusdays on market $94,900 Active 81 DOM
8. 2026-09-12
   status $94,900 Pending 80 DOM
9. 2026-09-11
   days on market $94,900 Active 80 DOM
10. 2026-09-05
    days on market $94,900 Active 74 DOM
11. 2026-09-04
    days on market $94,900 Active 73 DOM
12. 2026-09-03
    days on market $94,900 Active 72 DOM
13. 2026-08-31
    days on market $94,900 Active 69 DOM
14. 2026-08-30
    days on market $94,900 Active 68 DOM
15. 2026-08-29
    days on market $94,900 Active 67 DOM
16. 2026-08-28
    days on market $94,900 Active 66 DOM
17. 2026-08-27
    days on market $94,900 Active 65 DOM
18. 2026-08-25
    days on market $94,900 Active 63 DOM
19. 2026-08-24
    days on market $94,900 Active 62 DOM
20. 2026-08-23
    days on market $94,900 Active 61 DOM
21. 2026-08-22
    days on market $94,900 Active 60 DOM
22. 2026-08-21
    days on market $94,900 Active 59 DOM
23. 2026-08-20
    days on market $94,900 Active 58 DOM
24. 2026-08-19
    days on market $94,900 Active 57 DOM
25. 2026-08-18
    days on market $94,900 Active 56 DOM
26. 2026-08-17
    days on market $94,900 Active 55 DOM
27. 2026-08-16
    days on market $94,900 Active 54 DOM
28. 2026-08-15
    days on market $94,900 Active 53 DOM
29. 2026-08-15
    days on market $94,900 Active 52 DOM
30. 2026-08-13
    days on market $94,900 Active 51 DOM
31. 2026-08-12
    days on market $94,900 Active 50 DOM
32. 2026-08-11
    days on market $94,900 Active 49 DOM
33. 2026-08-10
    days on market $94,900 Active 48 DOM
34. 2026-08-09
    days on market $94,900 Active 47 DOM
35. 2026-08-08
    days on market $94,900 Active 46 DOM
36. 2026-08-07
    days on market $94,900 Active 45 DOM
37. 2026-08-06
    days on market $94,900 Active 44 DOM
38. 2026-08-05
    days on market $94,900 Active 43 DOM
39. 2026-08-04
    days on market $94,900 Active 42 DOM
40. 2026-08-03
    days on market $94,900 Active 41 DOM
41. 2026-07-31
    days on market $94,900 Active 38 DOM
42. 2026-07-30
    days on market $94,900 Active 37 DOM
43. 2026-07-29
    days on market $94,900 Active 36 DOM
44. 2026-07-27
    days on market $94,900 Active 34 DOM
45. 2026-07-25
    days on market $94,900 Active 32 DOM
46. 2026-07-23
    days on market $94,900 Active 30 DOM
47. 2026-07-22
    days on market $94,900 Active 29 DOM
48. 2026-07-21
    statusdays on market $94,900 Active 28 DOM
49. 2026-06-13
    statusdays on market $94,900 Pending 27 DOM
50. 2026-06-10
    days on market $94,900 Active 26 DOM

ⓘ 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: $16,323
• − Mortgage interest: −$5,316
• − Property taxes: −$780
• − Insurance: −$474
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$2,761
• Taxable income: $4,380
• Est. tax owed @ 24.0%: −$1,051
• After-tax cash flow: $4,617/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $27,450–$49,410 screening

This single-family home requires moderate repairs and maintenance, particularly to the exterior and driveway. Landscaping and repairs to the driveway and exterior paint would significantly enhance its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good

Repairs flagged

• Major Driveway — Cracked concrete
• Major Exterior paint — Exposed brick veneer

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value ↑
• Both Driveway repair — Improves property value and functionality ↑
• Both Exterior paint — Enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Timberlawn Elementary School F MS #334/375 Nat'l #39,822/41,679 Middle Northwest Middle School F MS #53/179 Nat'l #5,602/14,009 High Forest Hill High School F MS #168/197 Nat'l #15,975/17,239

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

C Composite livability gradescore 68/100

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 · 242,528 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: 13% of renters

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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%

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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%

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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

Property features AI

Finance

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

Exterior

• Parking: 2 covered carport spacesDriveway with concrete surfaceTotal parking for 2 vehicles
• Utilities: Public waterPublic sewer
• Home design: Single family residence (house)One story
• Construction: Asbestos and brick constructionArchitectural shingle roofSlab foundationBuilt (year per public records)
• Exterior features: Back yard fencingOther exterior features

Interior

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

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.