5854 Canton Park Dr · Jackson, MS 39211

$169,000

3 bd · 1.0 ba · 1,889 sqft · SingleFamily public records · 59 Days on market

Built 1955 0.34 ac lot Est $174k · at est.

---

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 +22.5/30.0
• ARV discount +8.7/15.0
• DSCR +7.2/10.0
• 1% rule +5.7/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming, fully remodeled 3-bedroom, 1-bath home in the desirable Canton Club subdivision. Ideal for first-time buyers or those relocating to North Jackson area, this home offers a formal dining room, living room, cozy den with fireplace, and a bright sunroom. The kitchen features a gas stove and stainless steel refrigerator. Enjoy a spacious backyard perfect for entertaining or play. Priced to sell—schedule your private showing today!

Key facts

• Formal dining room
• Gas stove
• Bright sunroom

Tags

• CANTON CLUB SUBDIVISION
• FORMAL DINING ROOM
• COZY DEN WITH FIREPLACE
• BRIGHT SUNROOM
• GAS STOVE
• STAINLESS STEEL REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $164k (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: Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 221 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $5k 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 + 7.9% rent growth), your $47k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1955 — 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: 1.07% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $173,788
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5854 Canton Park Dr	0.00mi	3/1.0	1,838 (-3%)	0mo	$169,000	$92	95
220 Beechcrest Dr	0.21mi	3/2.0	1,930 (+2%)	2mo	$135,500	$70	81
315 Melrose Dr	0.43mi	3/2.0	1,906 (+1%)	3mo	$130,000	$68	72
5863 Canton Park Dr	0.04mi	4/2.0 (+1)	1,703 (-10%)	4mo	$84,000	$49	70
5846 Baxter Dr	0.46mi	3/2.0	2,027 (+7%)	5mo	$254,500	$126	58
5805 E Sedgwick Ct	0.33mi	4/2.0 (+1)	2,093 (+11%)	1mo	$165,000	$79	57
5730 Sedgwick Dr	0.31mi	4/2.0 (+1)	1,700 (-10%)	5mo	$150,000	$88	56
5865 E Sedgwick Ct	0.29mi	3/2.0	2,164 (+15%)	5mo	$149,000	$69	54
1810 Lake Trace Dr	0.58mi	3/2.0	1,702 (-10%)	2mo	$240,000	$141	51
5984 Libby Ln	0.73mi	3/2.0	2,041 (+8%)	6mo	$245,000	$120	44
213 S Park Dr	0.68mi	3/2.0	1,674 (-11%)	4mo	$159,900	$96	42
223 S Park Dr	0.73mi	4/2.0 (+1)	1,665 (-12%)	2mo	$160,000	$96	36

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 · 7.9% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $98
• Equity at exit: $25,198

10-year hold

• IRR: 14.2%
• Equity multiple: 2.40×
• Total profit: $66,062
• Equity at exit: $14,612

Cash invested: $47,320 (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 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$886
• Tax from tax record: −$193 /mo · $2,311/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $284

Break-even live

Break-even rent $1,455

Max offer price $169,000

Occupancy floor 79%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5855 Canton Park Dr Jackson, MS	4.0	2.0	1955	$1,675	$0.86	23d	1	0.07mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	2401	$1,675	$0.70	13d	1	0.07mi
119 S Canton Club Cir Jackson, MS	3.0	2.0	1444	$1,595	$1.10	23d	1	0.15mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$2,255	$2.10	13d	15	0.47mi
2009 Lake Trace Dr Jackson, MS	4.0	2.0	2028	$1,950	$0.96	13d	1	0.61mi
51 Northtown Dr Unit 001G Jackson, MS	3.0	2.0	1260	$1,449	$1.15	13d	1	0.70mi
117 Rolling Creek Dr Jackson, MS	4.0	2.5	2459	$2,700	$1.10	23d	1	0.84mi
51 Northtown Dr Unit 002G Jackson, MS	3.0	2.0	1260	$1,644	$1.30	43d	1	0.85mi
51 Northtown Dr Unit 021A Jackson, MS	3.0	2.0	1500	$1,694	$1.13	21d	1	0.85mi
51 Northtown Dr Unit 001F Jackson, MS	3.0	2.0	1260	$1,644	$1.30	13d	1	0.85mi
51 Northtown Dr Unit 001B Jackson, MS	3.0	2.0	1260	$1,499	$1.19	13d	1	0.85mi
47 Moss Forest Cir Jackson, MS	4.0	3.0	2624	$3,000	$1.14	13d	1	0.92mi
35 Meadowoods Ter Jackson, MS	3.0	2.0	1269	$1,450	$1.14	23d	1	1.04mi
1620 E County Line Rd Ridgeland, MS	1.0–3.0	1.0–2.5	1126	$1,595	$1.42	13d	7	1.37mi

Listing history 20 events

1. 2026-04-09
   status Pending
2. 2026-04-03
   status Active
3. 2026-03-23
   status Pending
4. 2026-03-06
   status Active
5. 2026-03-05
   historical
6. 2026-03-03
   price $169,000
7. 2026-01-28
   listed $179,900 Active
8. 2006-07-04
   historical
9. 2006-07-04
   historical
10. 2006-07-03
    listed $128,500
11. 2006-07-03
    listed $128,500
12. 2005-07-26
    soldstatus
13. 2005-07-22
    soldstatus
14. 2005-05-05
    listed $80,000
15. 2002-12-31
    soldstatus
16. 2002-12-31
    soldstatus
17. 2002-08-26
    listed $89,900
18. 1999-03-12
    soldstatus
19. 1992-02-21
    soldstatus
20. 1985-01-04
    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: $2,311 · $193/mo
• Projected year-2 tax: $2,311 · $193/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 · 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: $21,770
• − Mortgage interest: −$9,467
• − Property taxes: −$2,311
• − Insurance: −$845
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$4,916
• Taxable income: $747
• Est. tax owed @ 24.0%: −$179
• After-tax cash flow: $3,227/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): 23,838
• Household income: $69,426
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 736.0

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: Majority Black (59%)
• Race & ethnicity: Black 59% White 36% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3% Chinese 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: ▼ -135.99%
• Current HPI: 145.5192
• Rent YoY: ▲ 7.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+88.0% since first listed

20 events — show timeline

• 2026-04-09 Pending — MLSU
• 2026-04-03 Relisted — MLSU
• 2026-03-23 Pending — MLSU
• 2026-03-06 Relisted — MLSU
• 2026-03-05 Listing Removed — MLSU
• 2026-03-03 Price Changed $169,000 MLSU
• 2026-01-28 Listed $179,900 MLSU
• 2006-07-04 Listing Removed — MLSU
• 2006-07-04 Listing Removed — MLSU
• 2006-07-03 Listed $128,500 MLSU
• 2006-07-03 Listed $128,500 MLSU
• 2005-07-26 Sold (MLS) — MLSU
• 2005-07-22 Sold (Public Records) — Public Records
• 2005-05-05 Listed $80,000 MLSU
• 2002-12-31 Sold (Public Records) — Public Records
• 2002-12-31 Sold (MLS) — MLSU
• 2002-08-26 Listed $89,900 MLSU
• 1999-03-12 Sold (Public Records) — Public Records
• 1992-02-21 Sold (Public Records) — Public Records
• 1985-01-04 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,311 · +2.3% YoY. Source: county tax records.