1735 Hillview Dr · Jackson, MS 39211

$195,000

3 bd · 3.0 ba · 2,718 sqft · SingleFamily public records · 34 Days on market

Built 1959 0.67 ac lot Est $304k · 36% under

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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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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 MLS

REDUCED!!!! Great 3 bedroom 3 full bath home in Northeast Jackson. Huge Living areas including formal living and dining rooms, large den, huge kitchen and tons of closets. Over 2700 square feet. Located on a huge corner lot in a quiet family oriented area. Priced well below market value! Owner has already bought another home and is anxious to sell! Call your agent today!

Key facts

• Front porch
• Entry foyer
• Large sun room

Tags

• CIRCULAR DRIVEWAY
• FRONT PORCH
• ENTRY FOYER
• LARGE OPEN KITCHEN
• FAMILY ROOM WITH FIREPLACE
• LARGE SUN ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (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: Spann Elementary School (math 7% / reading 21%, grade F, #289 of 375 statewide, top 78%, 395 students, 100% FRL); 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% 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 $6k 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 $55k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1959 — 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: 1.23% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.01%
• DSCR: 1.67
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $304,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1903 Bellewood Rd	0.16mi	4/3.5 (+1)	2,597 (-4%)	4mo	$292,000	$112	75
1641 Sheffield Dr	0.27mi	3/2.5	2,639 (-3%)	9mo	$399,900	$152	73
1508 Kimwood Cir	0.39mi	4/3.0 (+1)	2,662 (-2%)	1mo	$285,000	$107	72
2017 Southwood Rd	0.33mi	4/3.0 (+1)	2,599 (-4%)	2mo	$325,000	$125	71
1415 Winchester St	0.46mi	4/3.0 (+1)	2,643 (-3%)	3mo	$169,900	$64	66
1534 Brecon Dr	0.30mi	4/2.0 (+1)	2,512 (-8%)	5mo	$275,000	$109	60
2009 Southwood Rd	0.33mi	4/3.0 (+1)	2,410 (-11%)	3mo	$259,500	$108	59
4550 Ridgewood Rd	0.25mi	3/2.5	2,315 (-15%)	4mo	$190,350	$82	58
1609 Sheffield Dr	0.33mi	3/2.0	2,320 (-15%)	1mo	$375,000	$162	55
1436 Kimwood Dr	0.42mi	3/2.0	2,450 (-10%)	10mo	$240,000	$98	52
2245 N Cheryl Dr	0.71mi	4/3.0 (+1)	2,526 (-7%)	2mo	$369,900	$146	48
2256 N Cheryl Dr	0.73mi	4/2.5 (+1)	2,860 (+5%)	6mo	$339,000	$119	46

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: 10.6%
• Equity multiple: 1.44×
• Total profit: $24,220
• Equity at exit: $29,075

10-year hold

• IRR: 23.2%
• Equity multiple: 3.44×
• Total profit: $133,082
• Equity at exit: $16,860

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 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,391 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $683

Break-even live

Break-even rent $1,527

Max offer price $195,000

Occupancy floor 66%

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4750 Old Canton Rd Jackson, MS	4.0	3.0	2085	$2,200	$1.06	23d	1	0.50mi
5125 Old Canton Rd Jackson, MS	3.0	3.0	2025	$2,100	$1.04	23d	1	0.65mi
1046 Newland St Jackson, MS	4.0	2.5	2700	$3,200	$1.19	23d	1	0.80mi
246 Eastbrooke St Jackson, MS	2.0	2.0	1777	$2,750	$1.55	43d	1	1.48mi

Listing history 11 events

1. 2026-03-01
   status Pending
2. 2026-01-26
   listed $195,000 Active
3. 2021-10-08
   historical
4. 2006-11-29
   soldstatus 373-char remark

   Show marketing remark (373 chars)

   REDUCED!!!! Great 3 bedroom 3 full bath home in Northeast Jackson. Huge Living areas including formal living and dining rooms, large den, huge kitchen and tons of closets. Over 2700 square feet. Located on a huge corner lot in a quiet family oriented area. Priced well below market value! Owner has already bought another home and is anxious to sell! Call your agent today!

5. 2006-11-29
   soldstatus

   Show marketing remark (373 chars)

   REDUCED!!!! Great 3 bedroom 3 full bath home in Northeast Jackson. Huge Living areas including formal living and dining rooms, large den, huge kitchen and tons of closets. Over 2700 square feet. Located on a huge corner lot in a quiet family oriented area. Priced well below market value! Owner has already bought another home and is anxious to sell! Call your agent today!

6. 2006-09-25
   listed $157,000 373-char remark

   Show marketing remark (373 chars)

   REDUCED!!!! Great 3 bedroom 3 full bath home in Northeast Jackson. Huge Living areas including formal living and dining rooms, large den, huge kitchen and tons of closets. Over 2700 square feet. Located on a huge corner lot in a quiet family oriented area. Priced well below market value! Owner has already bought another home and is anxious to sell! Call your agent today!

7. 1999-10-28
   listed $162,500
8. 1999-08-11
   soldstatus
9. 1999-06-24
   soldstatus
10. 1998-02-25
    soldstatus
11. 1959-02-09
    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: $1,225 · $102/mo
• Projected year-2 tax: $1,541 · $128/mo
• Expected delta: +$315/yr (+$26/mo · 25.7%)

ⓘ 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 · 19 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: $28,692
• − Mortgage interest: −$10,923
• − Property taxes: −$1,225
• − Insurance: −$975
• − Repairs & maintenance: −$2,295
• − Management: −$2,295
• − Depreciation: −$5,673
• Taxable income: $5,306
• Est. tax owed @ 24.0%: −$1,273
• After-tax cash flow: $6,922/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

+20.0% since first listed

11 events — show timeline

• 2026-03-01 Pending — MLSU
• 2026-01-26 Listed $195,000 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2006-11-29 Sold (Public Records) — Public Records
• 2006-11-29 Sold (MLS) — MLSU
• 2006-09-25 Listed $157,000 MLSU
• 1999-10-28 Listed $162,500 MLSU
• 1999-08-11 Sold (Public Records) — Public Records
• 1999-06-24 Sold (Public Records) — Public Records
• 1998-02-25 Sold (Public Records) — Public Records
• 1959-02-09 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,225 · +3.6% YoY. Source: county tax records.