4025 Carol Dr · Jackson, MS 39206

$67,500

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 11 Days on market

Built 1954 9,583 sqft lot Est $64k · 6% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.8/15.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3/2 home is located in north jackson in a quiet subdivision. Close to schools,parks, and shopping areas. Nice backyard for relaxing or entertaining. Hurry at this price can't last long!! This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down! This property is approved for HomePath Renovation Mortgage Financing.

Key facts

• 9,583 sq ft lot
• Parking
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Cap rate 16.0% 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: Green Elementary School (math 2% / reading 8%, grade F, #356 of 375 statewide, top 98%, 273 students, 100% FRL); Powell Middle School (math 3% / reading 6%, grade F, #177 of 179 statewide, top 99%, 320 students, 100% FRL); Callaway High School (math 3% / reading 10%, grade F, #191 of 197 statewide, top 97%, 923 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($43k/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 $467 of loan paydown is wiped out by about $2k 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 + 2.8% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 19y ago; this cycle's ask is 4721% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $67,500

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.92% ✓
• Cap rate: 16.03%
• Cash-on-cash: 34.79%
• DSCR: 2.55
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $63,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4025 Carol Dr	0.00mi	3/2.0	1,316 (+5%)	7mo	$67,500	$51	85
827 Berwood Dr	0.38mi	3/2.0	1,266 (+1%)	14mo	$70,000	$55	68
947 Witsell Rd	0.59mi	3/2.0	1,300 (+4%)	2mo	$165,000	$127	64
958 Watkins Pl	0.56mi	3/2.0	1,316 (+5%)	4mo	$31,200	$24	61
390 Northside Cir	0.41mi	3/2.0	1,307 (+5%)	16mo	$125,000	$96	60
4510 Kirkley Dr	0.67mi	3/2.0	1,212 (-3%)	10mo	$94,900	$78	56
3815 Douglas Ave	0.51mi	4/2.0 (+1)	1,360 (+9%)	3mo	$16,920	$12	54
528 N Park Ln	0.60mi	4/1.0 (+1)	1,170 (-6%)	8mo	$50,000	$43	46
138 Del Rio St	0.70mi	3/1.0	1,219 (-2%)	16mo	$50,000	$41	46
4236 Hanging Moss Rd	0.64mi	3/1.0	1,312 (+5%)	19mo	$34,900	$27	42
4426 Desoto St	0.62mi	3/1.0	1,079 (-14%)	13mo	$99,900	$93	34
3519 Cottage St	0.64mi	3/3.0	1,096 (-12%)	18mo	$25,000	$23	31

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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 2.26×
• Total profit: $23,766
• Equity at exit: $10,064

10-year hold

• IRR: 37.3%
• Equity multiple: 4.43×
• Total profit: $64,833
• Equity at exit: $5,836

Cash invested: $18,900 (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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$354
• Tax from tax record: −$95 /mo · $1,144/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $548

Break-even live

Break-even rent $604

Max offer price $67,500

Occupancy floor 53%

Sensitivity live

Price	-10% $586	-5% $567	+0% $548	+5% $529	+10% $510
Rent	-10% $445	-5% $497	+0% $548	+5% $599	+10% $650
Rate	-1.0pp $582	-0.5pp $565	base $548	+0.5pp $530	+1.0pp $513

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	21d	1	0.23mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	14d	1	0.32mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	44d	1	0.37mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	44d	1	0.60mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	14d	1	0.60mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	14d	1	0.62mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	24d	1	0.62mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	24d	1	0.66mi
963 Pine Lake Dr Jackson, MS	3.0	1.5	1196	$1,050	$0.88	44d	1	0.71mi
1175 Eminence Row Jackson, MS	2.0	1.0	700	$650	$0.93	44d	1	0.80mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	44d	1	0.90mi
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	44d	1	1.01mi
227 Lawrence Rd #227 Jackson, MS	2.0	1.0	840	$995	$1.18	44d	1	1.22mi
227 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	14d	2	1.22mi
229 Lawrence Rd #229 Jackson, MS	2.0	1.0	840	$995	$1.18	44d	1	1.22mi
229 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	24d	1	1.22mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	24d	1	1.31mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	14d	1	1.37mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	24d	1	1.37mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	44d	1	1.40mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	44d	1	1.45mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	14d	1	1.45mi
327 Decelle St Unit a Jackson, MS	2.0	1.0	1120	$1,200	$1.07	44d	1	1.48mi
327 Decelle St Jackson, MS	2.0	1.0	1120	$1,000	$0.89	24d	1	1.48mi

Listing history 16 events

1. 2026-04-06
   historical $1,400
2. 2026-03-06
   listed $1,400
3. 2025-10-31
   status Pending
4. 2025-10-20
   listed $67,500 Active
5. 2021-10-02
   historical
6. 2016-08-05
   soldstatus
7. 2015-12-29
   soldstatus
8. 2012-05-18
   soldstatus 350-char remark

   Show marketing remark (350 chars)

   This 3/2 home is located in north jackson in a quiet subdivision. Close to schools,parks, and shopping areas. Nice backyard for relaxing or entertaining. Hurry at this price can't last long!! This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down! This property is approved for HomePath Renovation Mortgage Financing.

9. 2012-05-13
   soldstatus
10. 2012-04-12
    listed $18,500 350-char remark

    Show marketing remark (350 chars)

    This 3/2 home is located in north jackson in a quiet subdivision. Close to schools,parks, and shopping areas. Nice backyard for relaxing or entertaining. Hurry at this price can't last long!! This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down! This property is approved for HomePath Renovation Mortgage Financing.

11. 2009-07-21
    listed $75,000
12. 2008-11-03
    soldstatus
13. 2008-03-25
    historical
14. 2008-03-25
    listed $33,900
15. 2007-11-29
    listed $33,900
16. 1971-10-29
    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: $1,144 · $95/mo
• Projected year-2 tax: $1,144 · $95/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 ≥109°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: $15,576
• − Mortgage interest: −$3,781
• − Property taxes: −$1,144
• − Insurance: −$338
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$1,964
• Taxable income: $5,857
• Est. tax owed @ 24.0%: −$1,406
• After-tax cash flow: $5,170/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-95.9% since first listed

16 events — show timeline

• 2026-04-06 Rental Removed $1,400 BUILDIUM
• 2026-03-06 Listed for Rent $1,400 BUILDIUM
• 2025-10-31 Pending — MLSU
• 2025-10-20 Listed $67,500 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2016-08-05 Sold (Public Records) — Public Records
• 2015-12-29 Sold (Public Records) — Public Records
• 2012-05-18 Sold (MLS) — MLSU
• 2012-05-13 Sold (Public Records) — Public Records
• 2012-04-12 Listed $18,500 MLSU
• 2009-07-21 Listed $75,000 MLSU
• 2008-11-03 Sold (Public Records) — Public Records
• 2008-03-25 Listed $33,900 MLSU
• 2008-03-25 Listing Removed — MLSU
• 2007-11-29 Listed $33,900 MLSU
• 1971-10-29 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,144 · +0.8% YoY. Source: county tax records.