118 Kildare · Jackson, MS 39209

$84,900

4 bd · 2.5 ba · 1,897 sqft · SingleFamily public records · 48 Days on market

Built 1963 9,583 sqft lot $45/sqft · 22% above area Est $70k · 22% over

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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 +28.9/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

4 BR/2.5 BA has nice curb appeal and features lots of space and has potential. Being Sold AS IS. Owner occupants, NSP and non profits offers only through 11/11/2014.

Key facts

• Hardwood flooring
• Central hvac
• Dedicated full bath

Tags

• BRICK RANCH
• HARDWOOD FLOORING
• COZY FIREPLACE
• CENTRAL HVAC
• DEDICATED FULL BATH
• HUGE CLOSET

Property features AI

Exterior

• Parking: Attached carport (1 covered space); Driveway parking (total 2 parking spaces); Paved parking with direct access and storage
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone service available
• Home design: Single-family house; One level
• Construction: Vinyl siding; Asphalt shingle roof; Conventional foundation; Built and measured per public records
• Exterior features: Private yard; Partial fencing; Rain gutters; Lot is level with a few trees; approximately 85' x 165'

Interior

• Kitchen: Oven
• Bedrooms: Primary bedroom on main level (17x17); Bedroom on main level (11x12) with a dedicated half bath; Bedroom on main level (14x12); Bedroom on main level (14x10)
• Flooring: Hardwood
• Bathrooms: Two full bathrooms and one half bathroom (total 3)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Hardwood floors; Decorative masonry fireplace with hearth; Storage spaces; Move-in ready
• Laundry & utility: Washer hookup on main level; Electric dryer hookup on main level; Laundry/utility area with storage (11x6)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

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: Provine High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 774 students, 100% FRL).
• Market conditions: 165 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($587 loan paydown + $8k appreciation (10.0% local appreciation)).
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.52%
• DSCR: 1.65
• GRM: 6.2

CMA / ARV

• ARV (median comp): $69,774
• List price: $84,900
• Delta: 21.68%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Fair Ct	0.27mi	3/2.0 (-1)	1,823 (-4%)	1mo	$54,000	$30	73
237 Rowland Ave	0.45mi	4/3.0	1,942 (+2%)	0mo	$27,500	$14	72
5020 Gaylyn Dr	0.14mi	5/4.0 (+1)	1,918 (+1%)	11mo	$125,000	$65	72
5146 Andover Dr	0.72mi	3/2.5 (-1)	1,637 (-14%)	20mo	$85,000	$52	21

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.0%
• Equity multiple: 3.72×
• Total profit: $64,594
• Equity at exit: $76,485

10-year hold

• IRR: 30.2%
• Equity multiple: 8.40×
• Total profit: $175,885
• Equity at exit: $164,942

Cash invested: $23,772 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$137 /mo · $1,644/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $288

Break-even live

Break-even rent $782

Max offer price $84,900

Occupancy floor 70%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Barbara Ave Jackson, MS	3.0	1.0	1584	$850	$0.54	21d	1	0.29mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	23d	1	1.33mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	43d	1	1.33mi
5629 Queen Mary Ln Jackson, MS	3.0	2.0	1272	$1,395	$1.10	13d	1	1.39mi

Listing history 26 events

1. 2026-06-18
   days on market $84,900 Active 48 DOM
2. 2026-06-17
   days on market $84,900 Active 47 DOM
3. 2026-06-16
   days on market $84,900 Active 46 DOM
4. 2026-06-15
   days on market $84,900 Active 45 DOM
5. 2026-06-14
   days on market $84,900 Active 43 DOM
6. 2026-06-13
   days on market $84,900 Active 42 DOM
7. 2026-06-10
   days on market $84,900 Active 40 DOM
8. 2026-06-09
   days on market $84,900 Active 39 DOM
9. 2026-06-08
   days on market $84,900 Active 38 DOM
10. 2026-06-07
    days on market $84,900 Active 37 DOM
11. 2026-06-05
    days on market $84,900 Active 34 DOM
12. 2026-06-03
    days on market $84,900 Active 33 DOM
13. 2026-06-02
    days on market $84,900 Active 32 DOM
14. 2026-06-01
    days on market $84,900 Active 31 DOM
15. 2026-05-31
    days on market $84,900 Active 30 DOM
16. 2026-05-30
    days on market $84,900 Active 29 DOM
17. 2026-05-01
    listed $84,900 Active 638-char remark
18. 2021-01-19
    soldstatus
19. 2018-01-09
    soldstatus
20. 2014-12-17
    soldstatus 165-char remark

    Show marketing remark (165 chars)

    4 BR/2.5 BA has nice curb appeal and features lots of space and has potential. Being Sold AS IS. Owner occupants, NSP and non profits offers only through 11/11/2014.

21. 2014-12-11
    soldstatus
22. 2014-10-24
    listed $9,900 165-char remark

    Show marketing remark (165 chars)

    4 BR/2.5 BA has nice curb appeal and features lots of space and has potential. Being Sold AS IS. Owner occupants, NSP and non profits offers only through 11/11/2014.

23. 2013-01-03
    soldstatus
24. 2012-11-21
    soldstatus
25. 1999-05-07
    soldstatus
26. 1963-12-27
    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: $1,644 · $137/mo
• Projected year-2 tax: $1,644 · $137/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 ≥109°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: $13,750
• − Mortgage interest: −$4,756
• − Property taxes: −$1,644
• − Insurance: −$424
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$2,470
• Taxable income: $2,256
• Est. tax owed @ 24.0%: −$541
• After-tax cash flow: $2,910/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 (90%)
• Race & ethnicity: Black 90% White 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+757.6% since first listed

10 events — show timeline

• 2026-05-01 Listed $84,900 MLSU
• 2021-01-19 Sold (Public Records) — Public Records
• 2018-01-09 Sold (Public Records) — Public Records
• 2014-12-17 Sold (MLS) — MLSU
• 2014-12-11 Sold (Public Records) — Public Records
• 2014-10-24 Listed $9,900 MLSU
• 2013-01-03 Sold (Public Records) — Public Records
• 2012-11-21 Sold (Public Records) — Public Records
• 1999-05-07 Sold (Public Records) — Public Records
• 1963-12-27 Sold (Public Records) — Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,644 · +2.9% YoY. Source: county tax records.