1156 Garden Park Dr · Jackson, MS 39204

$79,000

3 bd · 2.0 ba · 1,779 sqft · SingleFamily public records · 99 Days on market

Built 1963 0.28 ac lot $44/sqft · at area comps Est $80k · at est. ↓ 1% since listing

---

Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +8.1/15.0
• 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

Come and view this beautiful newly renovated move in ready 3br/2ba corner lot home. Almost everything is NEW! New roof!, New flooring, NEW HVAC System, New Water Heater, New ceilings, New cabinets, New wires, New Fixtures, New guest bathroom, New flooring, etc! Home features foyer, 2 living rooms, formal dining room, gorgeous granite countertops, with wall oven and beautiful earth tone laminate flooring in living room and bedrooms, kitchen and bathroom have ceramic tile flooring and den area is carpeted. Backyard is fenced and has 2 car parking attached carport. Seller selling home ''as is'' and will need court approval for probate. Grab your favorite Realtor and view now while Grants & Down Payment Assistance Programs are available and interest rates are low!

Key facts

• New flooring
• New water heater
• New cabinets

Tags

• NEW ROOF
• NEW FLOORING
• NEW HVAC SYSTEM
• NEW WATER HEATER
• NEW CABINETS
• NEW GUEST BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: 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: Wilkins Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 316 students, 100% FRL); Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 students, 100% FRL); Wingfield High School (math 7% / reading 12%, grade F, #179 of 197 statewide, top 92%, 608 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,312/mo this rent would consume 52% 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 $8k of equity ($546 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 23y ago; this cycle's ask has dropped $51k (39%) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,890 (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 1963 — 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: 1.66% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.78%
• DSCR: 2.06
• GRM: 5.0

CMA / ARV

• ARV (median comp): $80,087
• List price: $79,000
• Delta: -1.36%
• 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
2232 Breckinridge Rd	0.18mi	3/2.0	1,794 (+1%)	10mo	$85,000	$47	82
2229 Scanlon Dr	0.33mi	4/2.0 (+1)	1,651 (-7%)	8mo	$94,900	$57	61
125 Wingfield Ct	0.50mi	4/2.0 (+1)	1,797 (+1%)	11mo	$77,000	$43	60
1945 Camellia Ln	0.31mi	3/2.0	1,525 (-14%)	5mo	$62,900	$41	58
941 Dorgan St	0.51mi	3/2.0	1,644 (-8%)	11mo	$35,000	$21	55
1311 Sharon Dr	0.25mi	3/2.0	1,532 (-14%)	13mo	$115,000	$75	54
2318 Breckinridge Rd	0.30mi	3/2.0	1,518 (-15%)	11mo	$27,500	$18	52
1405 Dianne Dr	0.42mi	3/2.0	1,537 (-14%)	11mo	$75,000	$49	48
1136 Killarney St	0.71mi	4/2.0 (+1)	1,608 (-10%)	2mo	$45,500	$28	44
210 Lea Cir	0.62mi	3/1.5	1,544 (-13%)	8mo	$29,900	$19	41
1939 Shamrock Dr	0.63mi	4/2.0 (+1)	1,554 (-13%)	7mo	$45,000	$29	39
805 Dorgan St	0.67mi	3/2.0	1,521 (-14%)	15mo	$90,000	$59	32

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: 45.2%
• Equity multiple: 4.52×
• Total profit: $77,933
• Equity at exit: $71,169

10-year hold

• IRR: 41.3%
• Equity multiple: 11.16×
• Total profit: $224,822
• Equity at exit: $153,480

Cash invested: $22,120 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,312 high
• Mortgage (P&I): −$414
• Tax from tax record: −$151 /mo · $1,810/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $438

Break-even live

Break-even rent $757

Max offer price $79,000

Occupancy floor 62%

Sensitivity live

Price	-10% $483	-5% $461	+0% $438	+5% $416	+10% $394
Rent	-10% $335	-5% $387	+0% $438	+5% $490	+10% $542
Rate	-1.0pp $478	-0.5pp $459	base $438	+0.5pp $418	+1.0pp $397

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	15d	1	0.20mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	25d	1	0.20mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	25d	1	0.50mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	15d	1	0.56mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	25d	1	0.56mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	25d	1	0.62mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	0.62mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	0.62mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	15d	1	0.64mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	0.74mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	15d	1	0.74mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	15d	1	0.80mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	15d	1	0.90mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	15d	1	0.97mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	1.16mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	25d	1	1.16mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	25d	1	1.23mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	25d	1	1.24mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	45d	1	1.30mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	45d	1	1.33mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	15d	1	1.37mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	45d	1	1.37mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	25d	1	1.38mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	15d	1	1.39mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	45d	1	1.41mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	45d	1	1.48mi

Listing history 31 events

1. 2026-05-30
   status $79,000 Pending 99 DOM
2. 2026-04-14
   price $79,000 774-char remark

   Show marketing remark (774 chars)

   Come and view this beautiful newly renovated move in ready 3br/2ba corner lot home. Almost everything is NEW! New roof!, New flooring, NEW HVAC System, New Water Heater, New ceilings, New cabinets, New wires, New Fixtures, New guest bathroom, New flooring, etc! Home features foyer, 2 living rooms, formal dining room, gorgeous granite countertops, with wall oven and beautiful earth tone laminate flooring in living room and bedrooms, kitchen and bathroom have ceramic tile flooring and den area is carpeted. Backyard is fenced and has 2 car parking attached carport. Seller selling home ''as is'' and will need court approval for probate. Grab your favorite Realtor and view now while Grants & Down Payment Assistance Programs are available and interest rates are low!

3. 2026-04-09
   price $99,900 774-char remark

   Show marketing remark (774 chars)

   Come and view this beautiful newly renovated move in ready 3br/2ba corner lot home. Almost everything is NEW! New roof!, New flooring, NEW HVAC System, New Water Heater, New ceilings, New cabinets, New wires, New Fixtures, New guest bathroom, New flooring, etc! Home features foyer, 2 living rooms, formal dining room, gorgeous granite countertops, with wall oven and beautiful earth tone laminate flooring in living room and bedrooms, kitchen and bathroom have ceramic tile flooring and den area is carpeted. Backyard is fenced and has 2 car parking attached carport. Seller selling home ''as is'' and will need court approval for probate. Grab your favorite Realtor and view now while Grants & Down Payment Assistance Programs are available and interest rates are low!

4. 2026-03-24
   price $119,900 774-char remark

   Show marketing remark (774 chars)

   Come and view this beautiful newly renovated move in ready 3br/2ba corner lot home. Almost everything is NEW! New roof!, New flooring, NEW HVAC System, New Water Heater, New ceilings, New cabinets, New wires, New Fixtures, New guest bathroom, New flooring, etc! Home features foyer, 2 living rooms, formal dining room, gorgeous granite countertops, with wall oven and beautiful earth tone laminate flooring in living room and bedrooms, kitchen and bathroom have ceramic tile flooring and den area is carpeted. Backyard is fenced and has 2 car parking attached carport. Seller selling home ''as is'' and will need court approval for probate. Grab your favorite Realtor and view now while Grants & Down Payment Assistance Programs are available and interest rates are low!

5. 2026-02-19
   listed $129,900 Active 774-char remark

   Show marketing remark (774 chars)

   Come and view this beautiful newly renovated move in ready 3br/2ba corner lot home. Almost everything is NEW! New roof!, New flooring, NEW HVAC System, New Water Heater, New ceilings, New cabinets, New wires, New Fixtures, New guest bathroom, New flooring, etc! Home features foyer, 2 living rooms, formal dining room, gorgeous granite countertops, with wall oven and beautiful earth tone laminate flooring in living room and bedrooms, kitchen and bathroom have ceramic tile flooring and den area is carpeted. Backyard is fenced and has 2 car parking attached carport. Seller selling home ''as is'' and will need court approval for probate. Grab your favorite Realtor and view now while Grants & Down Payment Assistance Programs are available and interest rates are low!

6. 2021-10-02
   historical
7. 2021-10-02
   historical
8. 2018-04-06
   soldstatus
9. 2018-04-06
   soldstatus
10. 2017-06-22
    listed $50,000
11. 2011-10-27
    listed $47,500
12. 2011-02-04
    soldstatus
13. 2011-01-28
    soldstatus
14. 2010-11-30
    listed $19,900
15. 2009-12-23
    listed $116,000
16. 2007-10-05
    soldstatus
17. 2007-05-25
    soldstatus
18. 2007-05-07
    historical
19. 2007-03-07
    listed $59,900
20. 2006-11-26
    listed $110,000
21. 2006-03-06
    soldstatus
22. 2006-02-24
    soldstatus
23. 2005-12-13
    listed $110,000
24. 2005-11-08
    soldstatus
25. 2005-09-26
    soldstatus
26. 2005-08-14
    listed $52,900
27. 2004-07-22
    soldstatus
28. 2004-07-07
    soldstatus
29. 2003-10-30
    listed $79,900
30. 1997-01-10
    soldstatus
31. 1996-08-15
    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: $1,810 · $151/mo
• Projected year-2 tax: $1,810 · $151/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 · 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: $15,743
• − Mortgage interest: −$4,425
• − Property taxes: −$1,810
• − Insurance: −$395
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$2,298
• Taxable income: $4,296
• Est. tax owed @ 24.0%: −$1,031
• After-tax cash flow: $4,230/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

-1.1% since first listed

30 events — show timeline

• 2026-04-14 Price Changed $79,000 MLSU
• 2026-04-09 Price Changed $99,900 MLSU
• 2026-03-24 Price Changed $119,900 MLSU
• 2026-02-19 Listed $129,900 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2018-04-06 Sold (Public Records) — Public Records
• 2018-04-06 Sold (MLS) — MLSU
• 2017-06-22 Listed $50,000 MLSU
• 2011-10-27 Listed $47,500 MLSU
• 2011-02-04 Sold (Public Records) — Public Records
• 2011-01-28 Sold (MLS) — MLSU
• 2010-11-30 Listed $19,900 MLSU
• 2009-12-23 Listed $116,000 MLSU
• 2007-10-05 Sold (Public Records) — Public Records
• 2007-05-25 Sold (MLS) — MLSU
• 2007-05-07 Listing Removed — MLSU
• 2007-03-07 Listed $59,900 MLSU
• 2006-11-26 Listed $110,000 MLSU
• 2006-03-06 Sold (MLS) — MLSU
• 2006-02-24 Sold (Public Records) — Public Records
• 2005-12-13 Listed $110,000 MLSU
• 2005-11-08 Sold (Public Records) — Public Records
• 2005-09-26 Sold (MLS) — MLSU
• 2005-08-14 Listed $52,900 MLSU
• 2004-07-22 Sold (MLS) — MLSU
• 2004-07-07 Sold (Public Records) — Public Records
• 2003-10-30 Listed $79,900 MLSU
• 1997-01-10 Sold (Public Records) — Public Records
• 1996-08-15 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2018): $1,810 · -0.0% YoY. Source: county tax records.