3129 Adrienne Dr · Jackson, MS 39212

$59,900

3 bd · 1.5 ba · 1,744 sqft · SingleFamily public records · 99 Days on market

Built 1957 0.30 ac lot $34/sqft · 16% below area Est $72k · 16% under ↓ 23% since listing

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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 +14.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to 3129 Adrienne Drive! This 3-bedroom, 1.5-bath home offers a functional layout with a separate dining room and a spacious den--perfect for entertaining or creating a cozy second living area. The huge backyard provides endless possibilities for outdoor living, gardening, or future expansion. With plenty of room to grow, this property is ideal for a homeowner looking to personalize their space or an investor seeking strong rental potential. Don't miss this opportunity to add value and make it your own!

Key facts

• Separate dining room
• Huge backyard
• Spacious den

Tags

• SEPARATE DINING ROOM
• SPACIOUS DEN
• HUGE BACKYARD
• OUTDOOR LIVING
• STRONG RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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; 40 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).
• 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 $414 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $12k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.14% ✓
• Cap rate: 16.79%
• Cash-on-cash: 37.48%
• DSCR: 2.67
• GRM: 3.9

CMA / ARV

• ARV (median comp): $71,717
• List price: $59,900
• Delta: -16.48%
• 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
3143 Revere St	0.14mi	3/2.0	1,528 (-12%)	5mo	$37,250	$24	67
267 W Leavell Woods Dr	0.65mi	3/2.0	1,747 (+0%)	3mo	$80,000	$46	65
2938 Oak Forest Dr	0.55mi	3/1.5	1,726 (-1%)	9mo	$93,500	$54	65
697 Woody Dr	0.20mi	4/2.0 (+1)	1,572 (-10%)	10mo	$44,400	$28	59
953 Woody Dr	0.46mi	4/2.0 (+1)	1,595 (-8%)	3mo	$5,900	$4	55
3122 Shirley Dr	0.30mi	3/2.0	1,500 (-14%)	8mo	$59,900	$40	54
1136 Killarney St	0.57mi	4/2.0 (+1)	1,608 (-8%)	2mo	$45,500	$28	52
2813 Marydale Dr	0.50mi	3/1.5	1,500 (-14%)	2mo	$34,999	$23	52
249 Woody Dr	0.67mi	3/2.0	1,604 (-8%)	8mo	$37,000	$23	47
3007 Oak Forest Dr	0.53mi	4/2.0 (+1)	1,520 (-13%)	6mo	$99,700	$66	42
3218 Meadow Forest Dr	0.74mi	4/2.0 (+1)	1,898 (+9%)	3mo	$59,000	$31	41
1108 Wooddell Dr	0.63mi	2/2.0 (-1)	1,584 (-9%)	9mo	$62,500	$39	41

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: 35.0%
• Equity multiple: 2.51×
• Total profit: $25,330
• Equity at exit: $8,931

10-year hold

• IRR: 42.5%
• Equity multiple: 5.30×
• Total profit: $72,038
• Equity at exit: $5,179

Cash invested: $16,772 (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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,281 high
• Mortgage (P&I): −$314
• Tax from tax record: −$149 /mo · $1,787/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $524

Break-even live

Break-even rent $618

Max offer price $59,900

Occupancy floor 54%

Sensitivity live

Price	-10% $558	-5% $541	+0% $524	+5% $507	+10% $490
Rent	-10% $423	-5% $473	+0% $524	+5% $574	+10% $625
Rate	-1.0pp $554	-0.5pp $539	base $524	+0.5pp $508	+1.0pp $493

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	44d	1	0.09mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	0.13mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	0.22mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	0.30mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	44d	1	0.34mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	14d	1	0.34mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	0.35mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	0.45mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	14d	1	0.45mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	0.46mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	0.47mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	0.47mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	14d	1	0.53mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	44d	1	0.56mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	0.56mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	0.60mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	24d	1	0.62mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	44d	1	0.64mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	0.64mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	0.65mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	0.65mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	24d	1	0.68mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	44d	1	0.75mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	0.79mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	24d	1	0.81mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	24d	1	0.82mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	14d	1	0.82mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	24d	1	0.82mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	14d	1	0.89mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	24d	1	0.89mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	22d	1	0.90mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	0.96mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	0.96mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	0.96mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	1.04mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	1.04mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	22d	1	1.06mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	24d	1	1.09mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	14d	1	1.14mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	24d	1	1.15mi

Listing history 37 events

1. 2026-06-17
   status $59,900 Pending 99 DOM
2. 2026-06-16
   days on market $59,900 Active 99 DOM
3. 2026-06-15
   days on market $59,900 Active 98 DOM
4. 2026-06-14
   days on market $59,900 Active 96 DOM
5. 2026-06-13
   days on market $59,900 Active 95 DOM
6. 2026-06-10
   days on market $59,900 Active 93 DOM
7. 2026-06-09
   days on market $59,900 Active 92 DOM
8. 2026-06-08
   days on market $59,900 Active 91 DOM
9. 2026-06-07
   days on market $59,900 Active 90 DOM
10. 2026-06-05
    days on market $59,900 Active 87 DOM
11. 2026-06-03
    days on market $59,900 Active 86 DOM
12. 2026-06-02
    days on market $59,900 Active 85 DOM
13. 2026-06-01
    days on market $59,900 Active 84 DOM
14. 2026-05-31
    days on market $59,900 Active 83 DOM
15. 2026-05-30
    days on market $59,900 Active 82 DOM
16. 2026-05-05
    status Active 515-char remark

    Show marketing remark (515 chars)

    Welcome to 3129 Adrienne Drive! This 3-bedroom, 1.5-bath home offers a functional layout with a separate dining room and a spacious den--perfect for entertaining or creating a cozy second living area. The huge backyard provides endless possibilities for outdoor living, gardening, or future expansion. With plenty of room to grow, this property is ideal for a homeowner looking to personalize their space or an investor seeking strong rental potential. Don't miss this opportunity to add value and make it your own!

17. 2026-04-24
    status Pending 515-char remark

    Show marketing remark (515 chars)

    Welcome to 3129 Adrienne Drive! This 3-bedroom, 1.5-bath home offers a functional layout with a separate dining room and a spacious den--perfect for entertaining or creating a cozy second living area. The huge backyard provides endless possibilities for outdoor living, gardening, or future expansion. With plenty of room to grow, this property is ideal for a homeowner looking to personalize their space or an investor seeking strong rental potential. Don't miss this opportunity to add value and make it your own!

18. 2026-04-06
    price $59,900 515-char remark

    Show marketing remark (515 chars)

    Welcome to 3129 Adrienne Drive! This 3-bedroom, 1.5-bath home offers a functional layout with a separate dining room and a spacious den--perfect for entertaining or creating a cozy second living area. The huge backyard provides endless possibilities for outdoor living, gardening, or future expansion. With plenty of room to grow, this property is ideal for a homeowner looking to personalize their space or an investor seeking strong rental potential. Don't miss this opportunity to add value and make it your own!

19. 2026-03-17
    price $65,000 515-char remark

    Show marketing remark (515 chars)

    Welcome to 3129 Adrienne Drive! This 3-bedroom, 1.5-bath home offers a functional layout with a separate dining room and a spacious den--perfect for entertaining or creating a cozy second living area. The huge backyard provides endless possibilities for outdoor living, gardening, or future expansion. With plenty of room to grow, this property is ideal for a homeowner looking to personalize their space or an investor seeking strong rental potential. Don't miss this opportunity to add value and make it your own!

20. 2026-02-26
    listed $71,500 Active 515-char remark

    Show marketing remark (515 chars)

    Welcome to 3129 Adrienne Drive! This 3-bedroom, 1.5-bath home offers a functional layout with a separate dining room and a spacious den--perfect for entertaining or creating a cozy second living area. The huge backyard provides endless possibilities for outdoor living, gardening, or future expansion. With plenty of room to grow, this property is ideal for a homeowner looking to personalize their space or an investor seeking strong rental potential. Don't miss this opportunity to add value and make it your own!

21. 2024-07-03
    historical
22. 2024-01-04
    listed $74,000 Active
23. 2023-11-14
    historical
24. 2023-11-09
    status Active
25. 2023-10-25
    status Pending
26. 2023-09-27
    price $59,900
27. 2023-09-06
    price $65,000
28. 2023-08-22
    price $69,000
29. 2023-08-08
    status Active
30. 2023-07-10
    status Pending
31. 2023-06-20
    price $74,000
32. 2023-05-26
    price $77,000
33. 2023-05-05
    listed $78,000 Active
34. 2018-03-13
    soldstatus
35. 2017-12-04
    soldstatus
36. 1998-09-04
    soldstatus
37. 1957-05-16
    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: $1,787 · $149/mo
• Projected year-2 tax: $1,787 · $149/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 6 d/yr ≥108°F today · 18 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: $15,371
• − Mortgage interest: −$3,355
• − Property taxes: −$1,787
• − Insurance: −$300
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$1,743
• Taxable income: $5,727
• Est. tax owed @ 24.0%: −$1,374
• After-tax cash flow: $4,912/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

-23.2% since first listed

22 events — show timeline

• 2026-05-05 Relisted — MLSU
• 2026-04-24 Pending — MLSU
• 2026-04-06 Price Changed $59,900 MLSU
• 2026-03-17 Price Changed $65,000 MLSU
• 2026-02-26 Listed $71,500 MLSU
• 2024-07-03 Listing Removed — MLSU
• 2024-01-04 Listed $74,000 MLSU
• 2023-11-14 Listing Removed — MLSU
• 2023-11-09 Relisted — MLSU
• 2023-10-25 Pending — MLSU
• 2023-09-27 Price Changed $59,900 MLSU
• 2023-09-06 Price Changed $65,000 MLSU
• 2023-08-22 Price Changed $69,000 MLSU
• 2023-08-08 Relisted — MLSU
• 2023-07-10 Pending — MLSU
• 2023-06-20 Price Changed $74,000 MLSU
• 2023-05-26 Price Changed $77,000 MLSU
• 2023-05-05 Listed $78,000 MLSU
• 2018-03-13 Sold (Public Records) — Public Records
• 2017-12-04 Sold (Public Records) — Public Records
• 1998-09-04 Sold (Public Records) — Public Records
• 1957-05-16 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,787 · +3.1% YoY. Source: county tax records.