236 Par Cv · Jackson, MS 39272

$146,000

3 bd · 2.0 ba · 1,338 sqft · SingleFamily public records · 111 Days on market

Built 1987 0.28 ac lot Est $177k · 17% under

---

Why this score? — see what drove the C+ 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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Byram Schools!!! Cute updated home on a quiet cul-de-sac. This is a 3 bedroom 2 bathroom home with a formal living area including a fireplace, formal dining area, and a breakfast area off of kitchen. The home has been freshly painted throughout the interior with a light gray color. The home also has beautiful stained concrete floors that were just re-stained and shined. Stainless appliances and lots of storage in the kitchen! The master bedroom is spacious and has a double sink in the master bath as well as a large walk-in closet! Call your realtor today to take a look before its gone!

Key facts

• Formal living area
• Double sink
• Nice size backyard

Tags

• FORMAL LIVING AREA
• FIREPLACE
• FORMAL DINING AREA
• DOUBLE SINK
• LARGE WALK-IN CLOSET
• NICE SIZE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $146k.

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 ($2k rent vs $146k).
• Recommended offer: $133k (9.0% 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.
• Hinds County School District (rural): math 25% / reading 29% proficiency, ranked #70 of 130 in MS (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gary Road Elementary (672 students, 100% FRL); Byram Middle School (math 29% / reading 29%, grade F, #90 of 179 statewide, top 52%, 772 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 105 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k 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.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $22k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,860 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.07% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $176,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Torrence Cv	0.48mi	3/2.0	1,328 (-1%)	4mo	$190,000	$143	74
4007 Torrey Pines Dr	0.19mi	3/2.0	1,374 (+3%)	16mo	$192,000	$140	73
5068 Raintree Dr	0.17mi	3/2.0	1,300 (-3%)	16mo	$169,000	$130	73
624 Cedar Springs Dr	0.51mi	3/2.0	1,324 (-1%)	3mo	$148,900	$112	72
5017 Raintree Dr	0.11mi	3/2.0	1,454 (+9%)	17mo	$185,000	$127	66
548 Vineland Dr	0.58mi	3/2.0	1,444 (+8%)	1mo	$179,900	$125	59
235 Gaddy Dr	0.56mi	3/2.0	1,386 (+4%)	10mo	$190,000	$137	59
100 Torrence Cv	0.58mi	3/2.0	1,390 (+4%)	12mo	$190,000	$137	57
344 Red Oak Dr	0.66mi	3/2.0	1,429 (+7%)	2mo	$189,000	$132	56
637 Cedar Springs Dr	0.47mi	3/2.0	1,458 (+9%)	14mo	$205,000	$141	52
430 Trent Dr	0.68mi	3/2.0	1,440 (+8%)	9mo	$140,000	$97	48
4957 Forest Hill Rd	0.66mi	4/3.0 (+1)	1,141 (-15%)	11mo	$89,500	$78	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-5,343
• Equity at exit: $21,769

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $18,883
• Equity at exit: $12,623

Cash invested: $40,880 (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 39272

• Home prices YoY: -9.8%
• Active inventory: 105
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,557 high
• Mortgage (P&I): −$766
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $288

Break-even live

Break-even rent $1,193

Max offer price $146,000

Occupancy floor 77%

Sensitivity live

Price	-10% $370	-5% $329	+0% $288	+5% $247	+10% $205
Rent	-10% $165	-5% $226	+0% $288	+5% $349	+10% $411
Rate	-1.0pp $361	-0.5pp $325	base $288	+0.5pp $250	+1.0pp $212

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: $36,500
• Closing costs: $4,380
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Gary Daniels Dr Byram, MS	3.0	2.0	1517	$1,595	$1.05	44d	1	0.15mi
257 Gaddy Dr Byram, MS	3.0	2.0	1400	$1,900	$1.36	14d	1	0.60mi
350 Byram Dr Byram, MS	2.0	2.0	987	$1,215	$1.23	22d	1	1.09mi
100 Byram Dr Byram, MS	2.0	2.0	1050	$1,250	$1.19	45d	1	1.31mi
100 Byram Dr Byram, MS	2.0	2.0	1050	$1,380	$1.31	22d	1	1.31mi
100 Byram Dr Byram, MS	2.0	2.0	1050	$1,250	$1.19	14d	1	1.31mi
1000 Spring Lake Blvd Byram, MS	2.0	2.0	1112	$1,485	$1.34	44d	1	1.46mi
1000 Spring Lake Blvd Byram, MS	2.0	2.0	1156	$1,470	$1.27	14d	1	1.46mi
1000 Spring Lake Blvd Byram, MS	3.0	2.0	1356	$1,615	$1.19	22d	1	1.46mi

Listing history 22 events

1. 2026-06-17
   status $146,000 Pending 111 DOM
2. 2026-06-17
   days on market $146,000 Active 111 DOM
3. 2026-06-16
   days on market $146,000 Active 110 DOM
4. 2026-06-15
   days on market $146,000 Active 109 DOM
5. 2026-06-14
   remarks 637-char remark
6. 2026-06-14
   status $146,000 Active 107 DOM
7. 2026-04-04
   status Pending
8. 2026-03-28
   status Active
9. 2026-03-28
   price $146,000
10. 2026-03-15
    status Pending
11. 2026-03-10
    status Active
12. 2026-02-26
    status Pending
13. 2026-02-18
    price $152,000
14. 2025-12-18
    price $157,000
15. 2025-11-22
    listed $167,500 Active
16. 2019-04-29
    soldstatus 592-char remark

    Show marketing remark (592 chars)

    Byram Schools!!! Cute updated home on a quiet cul-de-sac. This is a 3 bedroom 2 bathroom home with a formal living area including a fireplace, formal dining area, and a breakfast area off of kitchen. The home has been freshly painted throughout the interior with a light gray color. The home also has beautiful stained concrete floors that were just re-stained and shined. Stainless appliances and lots of storage in the kitchen! The master bedroom is spacious and has a double sink in the master bath as well as a large walk-in closet! Call your realtor today to take a look before its gone!

17. 2019-04-29
    soldstatus

    Show marketing remark (592 chars)

    Byram Schools!!! Cute updated home on a quiet cul-de-sac. This is a 3 bedroom 2 bathroom home with a formal living area including a fireplace, formal dining area, and a breakfast area off of kitchen. The home has been freshly painted throughout the interior with a light gray color. The home also has beautiful stained concrete floors that were just re-stained and shined. Stainless appliances and lots of storage in the kitchen! The master bedroom is spacious and has a double sink in the master bath as well as a large walk-in closet! Call your realtor today to take a look before its gone!

18. 2019-02-20
    listed $124,900 592-char remark

    Show marketing remark (592 chars)

    Byram Schools!!! Cute updated home on a quiet cul-de-sac. This is a 3 bedroom 2 bathroom home with a formal living area including a fireplace, formal dining area, and a breakfast area off of kitchen. The home has been freshly painted throughout the interior with a light gray color. The home also has beautiful stained concrete floors that were just re-stained and shined. Stainless appliances and lots of storage in the kitchen! The master bedroom is spacious and has a double sink in the master bath as well as a large walk-in closet! Call your realtor today to take a look before its gone!

19. 2018-10-19
    soldstatus
20. 2003-07-15
    soldstatus 180-char remark

    Show marketing remark (180 chars)

    Byram Schools - Cul-de-sac location with 3br/2ba and separate dining area. Ceramic tile in kitchen including backsplash. Large master bedroom with walk-in closet. Fenced back yard.

21. 2003-04-10
    listed $83,900 180-char remark

    Show marketing remark (180 chars)

    Byram Schools - Cul-de-sac location with 3br/2ba and separate dining area. Ceramic tile in kitchen including backsplash. Large master bedroom with walk-in closet. Fenced back yard.

22. 1991-02-28
    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: $1,393 · $116/mo
• Projected year-2 tax: $1,393 · $116/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 · 21 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: $18,689
• − Mortgage interest: −$8,178
• − Property taxes: −$1,393
• − Insurance: −$730
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$4,247
• Taxable income: $1,151
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $3,178/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: Hinds County School District
• NCES district ID: 2801860
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $53,335
• Composite: 24.02/100
• National rank: #7771
• State rank: #70 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
• City population: 140,204
• Population (ZIP): 14,161

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 (75%)
• Race & ethnicity: Black 75% White 22% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Swedish 2% Lithuanian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -20.11%
• Current HPI: 184.3215
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+74.0% since first listed

16 events — show timeline

• 2026-04-04 Pending — MLSU
• 2026-03-28 Relisted — MLSU
• 2026-03-28 Price Changed $146,000 MLSU
• 2026-03-15 Pending — MLSU
• 2026-03-10 Relisted — MLSU
• 2026-02-26 Pending — MLSU
• 2026-02-18 Price Changed $152,000 MLSU
• 2025-12-18 Price Changed $157,000 MLSU
• 2025-11-22 Listed $167,500 MLSU
• 2019-04-29 Sold (Public Records) — Public Records
• 2019-04-29 Sold (MLS) — MLSU
• 2019-02-20 Listed $124,900 MLSU
• 2018-10-19 Sold (Public Records) — Public Records
• 2003-07-15 Sold (MLS) — MLSU
• 2003-04-10 Listed $83,900 MLSU
• 1991-02-28 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,393 · +3.9% YoY. Source: county tax records.