229 Hilliyard Ct · Jackson, MS 39212

$69,000

3 bd · 1.0 ba · 1,656 sqft · SingleFamily public records · 107 Days on market

Built 1966 9,147 sqft lot $42/sqft · 122% above area

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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

SOLD-AS-IS! Tenant occupied. Please do not disturb. This 3 bedroomm 1 bath home is great for the investor who wants to add to their portfolio. Little work is need for this spacious home. This homes has 3 living room area and a sun room if you choose. This home also comes with a an additional spacious home in the back that can be used as a pool house. Rent currently is one thousand dollars a month and tenant would like to continue to live in property if new owner will allow. This home comes with a pool that needs cleaning and a new lining. Contact your Realtor today to view this home.

Key facts

• Spacious back yard
• 9,147 sq ft lot
• Garage

Tags

• SPACIOUS BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $477 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 21% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $62,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.79% ✓
• Cap rate: 14.11%
• Cash-on-cash: 27.91%
• DSCR: 2.24
• GRM: 4.7

CMA / ARV

• ARV (median comp): $31,042
• List price: $69,000
• Delta: 122.28%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2662 Key St	0.31mi	3/2.5	1,680 (+1%)	1mo	$35,000	$21	77
3033 Grey Blvd	0.33mi	3/1.5	1,687 (+2%)	10mo	$17,500	$10	72
249 Woody Dr	0.48mi	3/2.0	1,604 (-3%)	8mo	$37,000	$23	62
267 W Leavell Woods Dr	0.64mi	3/2.0	1,747 (+6%)	3mo	$80,000	$46	55
2555 Belvedere Dr	0.56mi	4/1.5 (+1)	1,523 (-8%)	3mo	$19,000	$12	51
210 Cooper Rd	0.69mi	3/2.0	1,720 (+4%)	13mo	$14,700	$9	46
3148 Sylvester Dr	0.64mi	4/2.0 (+1)	1,440 (-13%)	1mo	$59,500	$41	39
110 Pine Lawn Pl	0.66mi	3/2.0	1,487 (-10%)	11mo	$16,000	$11	39
275 W Leavell Woods Dr	0.65mi	3/2.0	1,864 (+13%)	12mo	$97,500	$52	35
321 W Leavell Woods Dr	0.71mi	3/2.0	1,432 (-14%)	15mo	$28,000	$20	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: 23.5%
• Equity multiple: 1.99×
• Total profit: $19,035
• Equity at exit: $10,288

10-year hold

• IRR: 32.3%
• Equity multiple: 4.11×
• Total profit: $60,142
• Equity at exit: $5,966

Cash invested: $19,320 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$362
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $449

Break-even live

Break-even rent $667

Max offer price $69,000

Occupancy floor 59%

Sensitivity live

Price	-10% $488	-5% $469	+0% $449	+5% $430	+10% $410
Rent	-10% $352	-5% $400	+0% $449	+5% $498	+10% $547
Rate	-1.0pp $484	-0.5pp $467	base $449	+0.5pp $431	+1.0pp $413

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 35 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	14d	1	0.18mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	24d	1	0.18mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	44d	1	0.48mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	44d	1	0.50mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	0.50mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	0.71mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	0.77mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	14d	1	0.84mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	0.86mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	44d	1	0.89mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	14d	1	1.05mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.13mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	1.13mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	24d	1	1.15mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	1.19mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	1.19mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	1.19mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	44d	1	1.29mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	14d	1	1.29mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	1.29mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	24d	1	1.29mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	1.33mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	1.33mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	44d	1	1.35mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	1.35mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	1.39mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	1.39mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	1.39mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	21d	1	1.40mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	1.41mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	24d	1	1.42mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	14d	1	1.43mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	14d	1	1.46mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	24d	1	1.46mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	14d	1	1.46mi

Listing history 22 events

1. 2026-06-18
   days on market $69,000 Active 107 DOM
2. 2026-06-17
   days on market $69,000 Active 106 DOM
3. 2026-06-16
   days on market $69,000 Active 105 DOM
4. 2026-06-15
   days on market $69,000 Active 104 DOM
5. 2026-06-14
   days on market $69,000 Active 102 DOM
6. 2026-06-13
   days on market $69,000 Active 101 DOM
7. 2026-06-10
   days on market $69,000 Active 99 DOM
8. 2026-06-09
   days on market $69,000 Active 98 DOM
9. 2026-06-08
   days on market $69,000 Active 97 DOM
10. 2026-06-07
    days on market $69,000 Active 96 DOM
11. 2026-06-05
    days on market $69,000 Active 93 DOM
12. 2026-06-03
    days on market $69,000 Active 92 DOM
13. 2026-06-02
    days on market $69,000 Active 91 DOM
14. 2026-06-01
    days on market $69,000 Active 90 DOM
15. 2026-05-31
    days on market $69,000 Active 89 DOM
16. 2026-05-30
    days on market $69,000 Active 88 DOM
17. 2026-03-04
    price $69,000 590-char remark

    Show marketing remark (590 chars)

    SOLD-AS-IS! Tenant occupied. Please do not disturb. This 3 bedroomm 1 bath home is great for the investor who wants to add to their portfolio. Little work is need for this spacious home. This homes has 3 living room area and a sun room if you choose. This home also comes with a an additional spacious home in the back that can be used as a pool house. Rent currently is one thousand dollars a month and tenant would like to continue to live in property if new owner will allow. This home comes with a pool that needs cleaning and a new lining. Contact your Realtor today to view this home.

18. 2026-03-04
    status Active 590-char remark

    Show marketing remark (590 chars)

    SOLD-AS-IS! Tenant occupied. Please do not disturb. This 3 bedroomm 1 bath home is great for the investor who wants to add to their portfolio. Little work is need for this spacious home. This homes has 3 living room area and a sun room if you choose. This home also comes with a an additional spacious home in the back that can be used as a pool house. Rent currently is one thousand dollars a month and tenant would like to continue to live in property if new owner will allow. This home comes with a pool that needs cleaning and a new lining. Contact your Realtor today to view this home.

19. 2026-02-27
    historical 590-char remark

    Show marketing remark (590 chars)

    SOLD-AS-IS! Tenant occupied. Please do not disturb. This 3 bedroomm 1 bath home is great for the investor who wants to add to their portfolio. Little work is need for this spacious home. This homes has 3 living room area and a sun room if you choose. This home also comes with a an additional spacious home in the back that can be used as a pool house. Rent currently is one thousand dollars a month and tenant would like to continue to live in property if new owner will allow. This home comes with a pool that needs cleaning and a new lining. Contact your Realtor today to view this home.

20. 2026-02-26
    listed $57,000 Active 590-char remark

    Show marketing remark (590 chars)

    SOLD-AS-IS! Tenant occupied. Please do not disturb. This 3 bedroomm 1 bath home is great for the investor who wants to add to their portfolio. Little work is need for this spacious home. This homes has 3 living room area and a sun room if you choose. This home also comes with a an additional spacious home in the back that can be used as a pool house. Rent currently is one thousand dollars a month and tenant would like to continue to live in property if new owner will allow. This home comes with a pool that needs cleaning and a new lining. Contact your Realtor today to view this home.

21. 2024-10-31
    soldstatus
22. 1977-12-05
    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: $1,640 · $137/mo
• Projected year-2 tax: $1,640 · $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 ≥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: $14,834
• − Mortgage interest: −$3,865
• − Property taxes: −$1,640
• − Insurance: −$345
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,007
• Taxable income: $4,603
• Est. tax owed @ 24.0%: −$1,105
• After-tax cash flow: $4,287/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

+21.1% since first listed

6 events — show timeline

• 2026-03-04 Price Changed $69,000 MLSU
• 2026-03-04 Relisted — MLSU
• 2026-02-27 Listing Removed — MLSU
• 2026-02-26 Listed $57,000 MLSU
• 2024-10-31 Sold (Public Records) — Public Records
• 1977-12-05 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,640 · +3.4% YoY. Source: county tax records.