6 Canary Pl · Jackson, MS 39204

$195,000

3 bd · 2.0 ba · 2,004 sqft · SingleFamily public records · 11 Days on market

Built 2003 5,227 sqft lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +8.9/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.1/10.0

Listing remarks MLS

What a steal!! This 2 story, 3 bedroom 2.5 bath is just perfect! Kitchen has granite countertops and all stainless appliances. All bedrooms are spacious. Master has a large on-suite with double vanities and walk-in closet. Two car garage and fully fenced backyard. Take a look before it's gone!

Key facts

• Screened patio
• 5,227 sq ft lot
• 2 garage spots

Tags

• LARGE FENCED BACKYARD
• SCREENED PATIO
• BEAUTIFULLY LANDSCAPED YARD

Property features AI

Exterior

• Parking: 2-car garage with garage door opener and direct access; Concrete parking and additional storage in garage
• Security: Security system; Smoke detectors; Deadbolt locks
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected
• Home design: Single-family house; Two levels; Move-in ready
• Construction: Brick and HardiPlank-type exterior; Architectural shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Front porch (screened); Courtyard; Shed(s); Full wood backyard fence with gate; Located on a cul-de-sac; City lot, front yard

Interior

• Kitchen: Dishwasher; Disposal; Free-standing gas oven; Free-standing refrigerator; Microwave; Granite counters; Eat-in kitchen; Breakfast bar
• Flooring: Luxury vinyl; Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms, 1 half bathroom (3 total)
• Heating & cooling: Central heating; Hot water heating; Fireplace(s) heating; Natural gas heating; Central air conditioning; Ceiling fans; Electric and gas cooling components
• Interior features: Breakfast bar; Ceiling fans; Eat-in kitchen; Granite counters; Storage; Blinds; Deadbolt locks; Security system; Smoke detectors; Gas-log fireplace in the living room
• Laundry & utility: Laundry located in kitchen; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (30.4% below list).
• Recommended offer: $136k (30.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 9.9% in Jackson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 14 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 $1,357/mo this rent would consume 54% 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 $21k of equity ($1k loan paydown + $20k 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.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,659 (30.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.70% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.42%
• DSCR: 0.85
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $100,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1601 Raymond Rd	0.16mi	3/1.0	2,044 (+2%)	12mo	$46,600	$23	75
2749 W Benwood Dr	0.69mi	3/2.0	1,872 (-7%)	16mo	$121,999	$65	43
5042 Lurline Dr	0.62mi	4/2.0 (+1)	1,796 (-10%)	16mo	$89,999	$50	35
125 Wingfield Ct	0.73mi	4/2.0 (+1)	1,797 (-10%)	11mo	$77,000	$43	34

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: 23.2%
• Equity multiple: 2.89×
• Total profit: $103,417
• Equity at exit: $175,671

10-year hold

• IRR: 21.8%
• Equity multiple: 7.04×
• Total profit: $329,987
• Equity at exit: $378,842

Cash invested: $54,600 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-155

Break-even live

Break-even rent $1,553

Max offer price $167,539

Occupancy floor —

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	23d	1	0.70mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	13d	1	0.77mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	0.77mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	0.82mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	0.91mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	43d	1	0.92mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	0.94mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.98mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	13d	1	0.98mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	1.15mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	1.22mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	1.37mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	43d	1	1.49mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	13d	1	1.49mi

Listing history 10 events

1. 2026-06-18
   days on market $195,000 Active 11 DOM
2. 2026-06-17
   days on market $195,000 Active 10 DOM
3. 2026-06-16
   days on market $195,000 Active 9 DOM
4. 2026-06-15
   days on market $195,000 Active 8 DOM
5. 2026-06-14
   days on market $195,000 Active 6 DOM
6. 2026-06-13
   days on market $195,000 Active 5 DOM
7. 2026-06-10
   days on market $195,000 Active 3 DOM
8. 2026-06-09
   days on market $195,000 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $195,000 Active 1 DOM

ⓘ 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: $1,480 · $123/mo
• Projected year-2 tax: $1,541 · $128/mo
• Expected delta: +$61/yr (+$5/mo · 4.1%)

ⓘ 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 6/10 Major 6 d/yr ≥108°F today · 17 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: $16,279
• − Mortgage interest: −$10,923
• − Property taxes: −$1,480
• − Insurance: −$975
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$5,673
• Taxable loss: −$5,376
• Est. tax savings @ 24.0%: +$1,290
• After-tax cash flow: $-575/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

+254.5% since first listed

9 events — show timeline

• 2026-06-06 Listed $195,000 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2016-11-18 Sold (Public Records) — Public Records
• 2016-11-18 Sold (MLS) — MLSU
• 2016-08-10 Listed $99,000 MLSU
• 2013-07-07 Listed $89,900 MLSU
• 2012-10-12 Sold (MLS) — MLSU
• 2012-09-17 Sold (Public Records) — Public Records
• 2012-06-05 Listed $55,000 MLSU

Property tax history

-4.0%/yr

Latest (2025): $1,480 · +4.0% YoY. Source: county tax records.