101 Lake Of Pines Dr · Jackson, MS 39206

$123,500

3 bd · 2.0 ba · 1,826 sqft · SingleFamily public records · 46 Days on market

Built 1968 0.40 ac lot $68/sqft · 8% below area Est $134k · 8% 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 +28.6/30.0
• ARV discount +11.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a great find in the NORTH JACKSON area. This home sits on a corner lot and is in move-in ready with lots of room for any growing family. The bedrooms are spacious and all include double closets. There is a covered patio where you can sit and enjoy nature without being outside. The exterior is just as well maintained as the interior! The fenced back yard with privacy fence is all you need to call this your OASIS! A must see! Call your favorite Realtor today for your very own private showing!

Key facts

• Beautiful fireplace
• Separate living area
• Built-in desk

Tags

• CORNER LOT
• FULLY FENCED BACKYARD
• ENCLOSED PATIO
• SEPARATE LIVING AREA
• BEAUTIFUL FIREPLACE
• BUILT-IN DESK

Property features AI

Exterior

• Parking: Attached carport; Garage faces side; 2-car garage
• Utilities: Public sewer; Public water; Electricity available; Natural gas available
• Home design: Single-family house; One-story; Fixer condition
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built in public-record year
• Exterior features: Patio with screened area; Private yard; Backyard fencing; Corner lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Oven
• Flooring: Ceramic tile; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Ceiling heating; Fireplace heating; Natural gas heating; Central air conditioning; Ceiling fans for cooling; Gas cooling
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Tile countertops; Vaulted ceilings; Fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $120k (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: Powell Middle School (math 3% / reading 6%, grade F, #177 of 179 statewide, top 99%, 320 students, 100% FRL); Callaway High School (math 3% / reading 10%, grade F, #191 of 197 statewide, top 97%, 923 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,641/mo this rent would consume 46% of the median local household income ($43k/yr) (locally 1554% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $854 of loan paydown is wiped out by about $4k 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 + 2.8% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y 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 $119,795 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1968 — 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: 1.33% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.18%
• DSCR: 1.63
• GRM: 6.3

CMA / ARV

• ARV (median comp): $134,262
• List price: $123,500
• Delta: -8.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Lake Of Pines Dr	0.02mi	3/2.0	1,710 (-6%)	3mo	$205,000	$120	86
324 Lake Of Pines Drive Dr	0.36mi	3/2.0	1,891 (+4%)	18mo	$180,000	$95	62
102 Pine Island Dr	0.26mi	3/2.0	1,565 (-14%)	3mo	$170,000	$109	62
135 Bedford Ln	0.75mi	3/2.0	1,864 (+2%)	12mo	$174,000	$93	52
4678 Nisqually Rd	0.64mi	4/2.0 (+1)	1,916 (+5%)	11mo	$190,000	$99	47
225 Somerset Dr	0.62mi	4/2.0 (+1)	1,651 (-10%)	8mo	$190,000	$115	43
910 Watkins Pl	0.56mi	4/2.0 (+1)	2,071 (+13%)	4mo	$169,900	$82	43
4560 Kirkley Cir	0.57mi	4/2.5 (+1)	1,585 (-13%)	4mo	$139,900	$88	41
540 Meadowview Dr	0.71mi	4/2.0 (+1)	1,610 (-12%)	6mo	$69,000	$43	37
729 Heather Ln	0.69mi	3/1.0	1,570 (-14%)	6mo	$70,000	$45	35
4688 Nordell Dr	0.69mi	3/2.0	1,605 (-12%)	15mo	$148,900	$93	35
5111 Inwood Dr	0.46mi	4/2.0 (+1)	1,574 (-14%)	22mo	$79,000	$50	32

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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $5,774
• Equity at exit: $18,414

10-year hold

• IRR: 13.7%
• Equity multiple: 2.09×
• Total profit: $37,573
• Equity at exit: $10,678

Cash invested: $34,580 (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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,641 medium
• Mortgage (P&I): −$648
• Tax from tax record: −$189 /mo · $2,265/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $409

Break-even live

Break-even rent $1,124

Max offer price $123,500

Occupancy floor 70%

Sensitivity live

Price	-10% $478	-5% $443	+0% $409	+5% $374	+10% $339
Rent	-10% $279	-5% $344	+0% $409	+5% $473	+10% $538
Rate	-1.0pp $471	-0.5pp $440	base $409	+0.5pp $377	+1.0pp $344

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: $30,875
• Closing costs: $3,705
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	44d	1	0.72mi
612 Heather Ln Jackson, MS	4.0	2.0	1642	$1,675	$1.02	24d	1	0.91mi

Listing history 49 events

1. 2026-06-18
   days on market $123,500 Active 46 DOM
2. 2026-06-17
   days on market $123,500 Active 45 DOM
3. 2026-06-16
   days on market $123,500 Active 44 DOM
4. 2026-06-15
   price $123,500 Active 43 DOM
5. 2026-06-15
   days on market $128,000 Active 43 DOM
6. 2026-06-14
   days on market $128,000 Active 41 DOM
7. 2026-06-13
   days on market $128,000 Active 40 DOM
8. 2026-06-10
   days on market $128,000 Active 38 DOM
9. 2026-06-09
   days on market $128,000 Active 37 DOM
10. 2026-06-08
    days on market $128,000 Active 36 DOM
11. 2026-06-07
    days on market $128,000 Active 35 DOM
12. 2026-06-05
    days on market $128,000 Active 32 DOM
13. 2026-06-03
    days on market $128,000 Active 31 DOM
14. 2026-06-02
    days on market $128,000 Active 30 DOM
15. 2026-06-01
    days on market $128,000 Active 29 DOM
16. 2026-05-31
    days on market $128,000 Active 28 DOM
17. 2026-05-30
    days on market $128,000 Active 27 DOM
18. 2026-05-02
    listed $128,000 Active 656-char remark
19. 2025-12-05
    historical
20. 2025-05-15
    price $164,000
21. 2025-04-28
    listed $169,000 Active
22. 2022-08-29
    soldstatus Closed

    Show marketing remark (500 chars)

    What a great find in the NORTH JACKSON area. This home sits on a corner lot and is in move-in ready with lots of room for any growing family. The bedrooms are spacious and all include double closets. There is a covered patio where you can sit and enjoy nature without being outside. The exterior is just as well maintained as the interior! The fenced back yard with privacy fence is all you need to call this your OASIS! A must see! Call your favorite Realtor today for your very own private showing!

23. 2022-08-29
    soldstatus

    Show marketing remark (500 chars)

    What a great find in the NORTH JACKSON area. This home sits on a corner lot and is in move-in ready with lots of room for any growing family. The bedrooms are spacious and all include double closets. There is a covered patio where you can sit and enjoy nature without being outside. The exterior is just as well maintained as the interior! The fenced back yard with privacy fence is all you need to call this your OASIS! A must see! Call your favorite Realtor today for your very own private showing!

24. 2022-07-27
    status Pending

    Show marketing remark (500 chars)

    What a great find in the NORTH JACKSON area. This home sits on a corner lot and is in move-in ready with lots of room for any growing family. The bedrooms are spacious and all include double closets. There is a covered patio where you can sit and enjoy nature without being outside. The exterior is just as well maintained as the interior! The fenced back yard with privacy fence is all you need to call this your OASIS! A must see! Call your favorite Realtor today for your very own private showing!

25. 2022-07-22
    price $155,800

    Show marketing remark (500 chars)

    What a great find in the NORTH JACKSON area. This home sits on a corner lot and is in move-in ready with lots of room for any growing family. The bedrooms are spacious and all include double closets. There is a covered patio where you can sit and enjoy nature without being outside. The exterior is just as well maintained as the interior! The fenced back yard with privacy fence is all you need to call this your OASIS! A must see! Call your favorite Realtor today for your very own private showing!

26. 2022-06-28
    listed $161,500 Active

    Show marketing remark (500 chars)

    What a great find in the NORTH JACKSON area. This home sits on a corner lot and is in move-in ready with lots of room for any growing family. The bedrooms are spacious and all include double closets. There is a covered patio where you can sit and enjoy nature without being outside. The exterior is just as well maintained as the interior! The fenced back yard with privacy fence is all you need to call this your OASIS! A must see! Call your favorite Realtor today for your very own private showing!

27. 2021-10-08
    historical
28. 2019-08-20
    soldstatus
29. 2019-08-20
    soldstatus
30. 2019-06-26
    listed $114,900
31. 2014-09-26
    soldstatus
32. 2014-09-26
    soldstatus
33. 2014-07-15
    listed $98,500
34. 2014-06-20
    historical
35. 2014-05-20
    listed $98,500
36. 2009-01-30
    soldstatus
37. 2009-01-07
    soldstatus
38. 2008-08-13
    listed $63,900
39. 2007-07-10
    soldstatus
40. 2006-01-09
    soldstatus
41. 2005-04-22
    listed $110,000
42. 2005-02-28
    soldstatus
43. 2005-01-27
    soldstatus
44. 2004-12-17
    listed $63,900
45. 2004-11-20
    historical
46. 2004-06-07
    listed $69,500
47. 2002-10-22
    soldstatus
48. 1995-07-28
    soldstatus
49. 1988-03-26
    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: $2,265 · $189/mo
• Projected year-2 tax: $2,265 · $189/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 3/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,692
• − Mortgage interest: −$6,918
• − Property taxes: −$2,265
• − Insurance: −$618
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$3,593
• Taxable income: $3,148
• Est. tax owed @ 24.0%: −$756
• After-tax cash flow: $4,147/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+77.7% since first listed

33 events — show timeline

• 2026-06-15 Price Changed $123,500 MLSU
• 2026-05-02 Listed $128,000 MLSU
• 2025-12-05 Listing Removed — MLSU
• 2025-05-15 Price Changed $164,000 MLSU
• 2025-04-28 Listed $169,000 MLSU
• 2022-08-29 Sold (Public Records) — Public Records
• 2022-08-29 Sold (MLS) — MLSU
• 2022-07-27 Pending — MLSU
• 2022-07-22 Price Changed $155,800 MLSU
• 2022-06-28 Listed $161,500 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2019-08-20 Sold (Public Records) — Public Records
• 2019-08-20 Sold (MLS) — MLSU
• 2019-06-26 Listed $114,900 MLSU
• 2014-09-26 Sold (Public Records) — Public Records
• 2014-09-26 Sold (MLS) — MLSU
• 2014-07-15 Listed $98,500 MLSU
• 2014-06-20 Listing Removed — MLSU
• 2014-05-20 Listed $98,500 MLSU
• 2009-01-30 Sold (MLS) — MLSU
• 2009-01-07 Sold (Public Records) — Public Records
• 2008-08-13 Listed $63,900 MLSU
• 2007-07-10 Sold (Public Records) — Public Records
• 2006-01-09 Sold (Public Records) — Public Records
• 2005-04-22 Listed $110,000 MLSU
• 2005-02-28 Sold (Public Records) — Public Records
• 2005-01-27 Sold (MLS) — MLSU
• 2004-12-17 Listed $63,900 MLSU
• 2004-11-20 Listing Removed — MLSU
• 2004-06-07 Listed $69,500 MLSU
• 2002-10-22 Sold (Public Records) — Public Records
• 1995-07-28 Sold (Public Records) — Public Records
• 1988-03-26 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,265 · +2.4% YoY. Source: county tax records.