1922 Shamrock Dr · Jackson, MS 39204

$97,000

3 bd · 1.0 ba · 1,281 sqft · SingleFamily public records · 319 Days on market

Built 1955 10,018 sqft lot $76/sqft · 194% 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 +28.0/30.0
• Appreciation +10.0/10.0
• DSCR +9.9/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Remodeled 3-bedroom, 2-bath home featuring updated bathrooms, kitchen, fixtures, and durable LVP flooring throughout. Located in a growing investment area, this move-in ready property offers strong rental or resale potential.

Key facts

• Move-in ready
• Updated bathrooms
• Updated kitchen

Tags

• UPDATED BATHROOMS
• UPDATED KITCHEN
• DURABLE LVP FLOORING
• MOVE-IN READY
• STRONG RENTAL POTENTIAL
• STRONG RESALE POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $85k (12.0% 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: 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 (+13.6%/yr); 121 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $1,216/mo this rent would consume 48% of the median local household income ($30k/yr) (locally 1099% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $10k of equity ($671 loan paydown + $10k 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 + 8.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask is 21% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $85,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 319 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.25% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.35%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $32,978
• List price: $97,000
• Delta: 194.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2112 Paden St	0.21mi	3/1.0	1,259 (-2%)	1mo	$35,000	$28	87
1906 Shamrock Dr	0.03mi	3/1.5	1,156 (-10%)	5mo	$59,000	$51	76
545 Merigold Dr	0.29mi	3/2.0	1,220 (-5%)	4mo	$79,000	$65	71
2261 Paden St	0.36mi	3/2.0	1,369 (+7%)	3mo	$70,000	$51	66
1746 Casteel Dr	0.56mi	3/2.0	1,376 (+7%)	1mo	$65,000	$47	56
1941 Catalina Dr	0.41mi	3/1.5	1,458 (+14%)	1mo	$85,000	$58	55
1725 Camellia Ln	0.50mi	3/1.5	1,134 (-12%)	3mo	$40,000	$35	53
2416 Paden St	0.60mi	4/2.0 (+1)	1,178 (-8%)	0mo	$84,900	$72	50
837 Combs St	0.52mi	4/2.0 (+1)	1,408 (+10%)	1mo	$15,500	$11	50
2005 Oakhurst Dr	0.52mi	3/2.0	1,433 (+12%)	4mo	$52,500	$37	48
2081 Shady Lane Dr	0.57mi	3/2.0	1,420 (+11%)	4mo	$12,000	$8	48
931 Stuart St	0.75mi	3/2.0	1,363 (+6%)	3mo	$32,500	$24	48

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 36.5%
• Equity multiple: 3.89×
• Total profit: $78,514
• Equity at exit: $87,385

10-year hold

• IRR: 33.2%
• Equity multiple: 9.54×
• Total profit: $232,009
• Equity at exit: $188,450

Cash invested: $27,160 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,216 high
• Mortgage (P&I): −$509
• Tax from tax record: −$109 /mo · $1,307/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $302

Break-even live

Break-even rent $833

Max offer price $97,000

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	13d	1	0.10mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	13d	1	0.57mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	0.58mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	23d	1	0.58mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.79mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	13d	1	0.79mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	0.82mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	43d	18	1.00mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	23d	1	1.03mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	1.05mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	1.13mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	1.13mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	1.18mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	13d	1	1.18mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	1.22mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	1.22mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	1.23mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	1.23mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	1.25mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	1.45mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	13d	1	1.45mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	1.47mi

Listing history 34 events

1. 2026-06-18
   days on market $97,000 Active 319 DOM
2. 2026-06-17
   days on market $97,000 Active 318 DOM
3. 2026-06-16
   days on market $97,000 Active 317 DOM
4. 2026-06-15
   days on market $97,000 Active 316 DOM
5. 2026-06-14
   days on market $97,000 Active 314 DOM
6. 2026-06-13
   days on market $97,000 Active 313 DOM
7. 2026-06-10
   days on market $97,000 Active 311 DOM
8. 2026-06-09
   days on market $97,000 Active 310 DOM
9. 2026-06-08
   days on market $97,000 Active 309 DOM
10. 2026-06-07
    days on market $97,000 Active 308 DOM
11. 2026-06-05
    days on market $97,000 Active 305 DOM
12. 2026-06-03
    days on market $97,000 Active 304 DOM
13. 2026-06-02
    days on market $97,000 Active 303 DOM
14. 2026-06-01
    days on market $97,000 Active 302 DOM
15. 2026-05-31
    days on market $97,000 Active 301 DOM
16. 2026-05-30
    days on market $97,000 Active 300 DOM
17. 2026-02-27
    status Active 225-char remark

    Show marketing remark (225 chars)

    Remodeled 3-bedroom, 2-bath home featuring updated bathrooms, kitchen, fixtures, and durable LVP flooring throughout. Located in a growing investment area, this move-in ready property offers strong rental or resale potential.

18. 2026-02-17
    status Pending 225-char remark

    Show marketing remark (225 chars)

    Remodeled 3-bedroom, 2-bath home featuring updated bathrooms, kitchen, fixtures, and durable LVP flooring throughout. Located in a growing investment area, this move-in ready property offers strong rental or resale potential.

19. 2025-07-25
    price $97,000 225-char remark

    Show marketing remark (225 chars)

    Remodeled 3-bedroom, 2-bath home featuring updated bathrooms, kitchen, fixtures, and durable LVP flooring throughout. Located in a growing investment area, this move-in ready property offers strong rental or resale potential.

20. 2025-07-24
    listed $80,000 Active 225-char remark

    Show marketing remark (225 chars)

    Remodeled 3-bedroom, 2-bath home featuring updated bathrooms, kitchen, fixtures, and durable LVP flooring throughout. Located in a growing investment area, this move-in ready property offers strong rental or resale potential.

21. 2023-06-30
    soldstatus
22. 2022-10-05
    historical
23. 2022-08-24
    listed $84,999 Active
24. 2013-07-30
    soldstatus
25. 2013-06-04
    soldstatus
26. 2013-04-08
    listed $14,900
27. 2007-11-15
    soldstatus
28. 2007-10-02
    soldstatus
29. 2007-08-28
    listed $29,900
30. 2002-05-23
    soldstatus
31. 2002-04-19
    soldstatus
32. 2001-12-18
    listed $31,900
33. 1998-04-30
    soldstatus
34. 1958-07-15
    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: $1,307 · $109/mo
• Projected year-2 tax: $1,307 · $109/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: $14,587
• − Mortgage interest: −$5,434
• − Property taxes: −$1,307
• − Insurance: −$485
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$2,822
• Taxable income: $2,205
• Est. tax owed @ 24.0%: −$529
• After-tax cash flow: $3,098/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): 13,249
• Household income: $30,237
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 1099.0

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 5% Two or more races 4% Hispanic / Latino 3%
• Foreign-born: 2% · 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: ▲ 17.25%
• Current HPI: 233.9061
• Rent YoY: ▲ 13.56%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+204.1% since first listed

18 events — show timeline

• 2026-02-27 Relisted — MLSU
• 2026-02-17 Pending — MLSU
• 2025-07-25 Price Changed $97,000 MLSU
• 2025-07-24 Listed $80,000 MLSU
• 2023-06-30 Sold (Public Records) — Public Records
• 2022-10-05 Listing Removed — MLSU
• 2022-08-24 Listed $84,999 MLSU
• 2013-07-30 Sold (MLS) — MLSU
• 2013-06-04 Sold (Public Records) — Public Records
• 2013-04-08 Listed $14,900 MLSU
• 2007-11-15 Sold (Public Records) — Public Records
• 2007-10-02 Sold (MLS) — MLSU
• 2007-08-28 Listed $29,900 MLSU
• 2002-05-23 Sold (Public Records) — Public Records
• 2002-04-19 Sold (MLS) — MLSU
• 2001-12-18 Listed $31,900 MLSU
• 1998-04-30 Sold (Public Records) — Public Records
• 1958-07-15 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,307 · +1.7% YoY. Source: county tax records.