5610 Magnolia Dr · Jackson, MS 39209

$82,900

4 bd · 2.0 ba · 1,656 sqft · SingleFamily public records · 185 Days on market

Built 1965 9,583 sqft lot $50/sqft · 57% above area ↓ 8% since listing

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

Listing remarks MLS

Investment Opportunity! This property offers strong potential for renovation or rental portfolio expansion. Call your Realtor today! Property is sold as-is with all faults. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller will not assume responsibility for any required repairs to the home to qualify for financing. Seller Addendum is required and must be delivered along with the Purchase Offer, disclosures, and proof of funds/pre-approval. See MLS docs. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Seller Addendum (see documents) must be executed and submitted with all offers, along with all required disclosures and proof of funds.

Key facts

• 9,583 sq ft lot
• Built 1965
• Listed 185 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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: schools F, amenities F, employment 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.
• Market conditions: 165 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 44% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($573 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 + 3.0% rent growth), your $23k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $72,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 1.62% ✓
• Cap rate: 13.20%
• Cash-on-cash: 24.66%
• DSCR: 2.10
• GRM: 5.1

CMA / ARV

• ARV (median comp): $52,966
• List price: $82,900
• Delta: 56.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5721 Magnolia Dr	0.11mi	3/2.0 (-1)	1,571 (-5%)	0mo	$70,000	$45	81
243 Queen Anne Ln	0.21mi	3/2.0 (-1)	1,647 (-0%)	15mo	$43,900	$27	71
120 Queen Joanna Ln	0.26mi	3/2.0 (-1)	1,700 (+3%)	11mo	$84,900	$50	69
419 Highwood Dr	0.31mi	3/1.5 (-1)	1,651 (-0%)	14mo	$65,000	$39	66
5534 Queen Elizabeth Ln	0.11mi	4/2.0	1,821 (+10%)	22mo	$49,950	$27	60
5554 Clinton Blvd	0.29mi	3/2.0 (-1)	1,537 (-7%)	13mo	$199,900	$130	58
154 York Dr	0.35mi	3/2.5 (-1)	1,687 (+2%)	24mo	$125,000	$74	54
468 Glenco Ave	0.38mi	3/2.0 (-1)	1,867 (+13%)	6mo	$42,000	$22	51
379 Queen Julianna Ln	0.37mi	3/2.0 (-1)	1,526 (-8%)	20mo	$59,000	$39	48
5270 Mattox St	0.68mi	4/1.5	1,499 (-10%)	11mo	$117,900	$79	41
5219 Queen Eleanor Ln	0.72mi	3/2.0 (-1)	1,424 (-14%)	2mo	$108,500	$76	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.8%
• Equity multiple: 4.26×
• Total profit: $75,563
• Equity at exit: $74,683

10-year hold

• IRR: 37.0%
• Equity multiple: 9.56×
• Total profit: $198,679
• Equity at exit: $161,056

Cash invested: $23,212 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$115 /mo · $1,378/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $477

Break-even live

Break-even rent $739

Max offer price $82,900

Occupancy floor 59%

Sensitivity live

Price	-10% $524	-5% $501	+0% $477	+5% $454	+10% $430
Rent	-10% $371	-5% $424	+0% $477	+5% $530	+10% $583
Rate	-1.0pp $519	-0.5pp $498	base $477	+0.5pp $456	+1.0pp $434

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5629 Queen Mary Ln Jackson, MS	3.0	2.0	1272	$1,395	$1.10	15d	1	0.26mi
5301 Queen Mary Ln Jackson, MS	4.0	2.0	1100	$1,338	$1.22	15d	1	0.53mi
127 Barbara Ave Jackson, MS	3.0	1.0	1584	$850	$0.54	22d	1	1.07mi

Listing history 23 events

1. 2026-06-18
   days on market $82,900 Active 185 DOM
2. 2026-06-17
   days on market $82,900 Active 184 DOM
3. 2026-06-16
   days on market $82,900 Active 183 DOM
4. 2026-06-15
   days on market $82,900 Active 182 DOM
5. 2026-06-14
   days on market $82,900 Active 180 DOM
6. 2026-06-13
   days on market $82,900 Active 179 DOM
7. 2026-06-10
   days on market $82,900 Active 177 DOM
8. 2026-06-09
   days on market $82,900 Active 176 DOM
9. 2026-06-08
   days on market $82,900 Active 175 DOM
10. 2026-06-07
    days on market $82,900 Active 174 DOM
11. 2026-06-05
    days on market $82,900 Active 171 DOM
12. 2026-06-03
    days on market $82,900 Active 170 DOM
13. 2026-06-02
    days on market $82,900 Active 169 DOM
14. 2026-06-01
    days on market $82,900 Active 168 DOM
15. 2026-05-31
    days on market $82,900 Active 167 DOM
16. 2026-05-30
    days on market $82,900 Active 166 DOM
17. 2026-03-04
    price $82,900 1333-char remark

    Show marketing remark (1333 chars)

    Investment Opportunity! This property offers strong potential for renovation or rental portfolio expansion. Call your Realtor today! Property is sold as-is with all faults. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller will not assume responsibility for any required repairs to the home to qualify for financing. Seller Addendum is required and must be delivered along with the Purchase Offer, disclosures, and proof of funds/pre-approval. See MLS docs. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Seller Addendum (see documents) must be executed and submitted with all offers, along with all required disclosures and proof of funds.

18. 2026-02-02
    price $86,900 1333-char remark

    Show marketing remark (1333 chars)

    Investment Opportunity! This property offers strong potential for renovation or rental portfolio expansion. Call your Realtor today! Property is sold as-is with all faults. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller will not assume responsibility for any required repairs to the home to qualify for financing. Seller Addendum is required and must be delivered along with the Purchase Offer, disclosures, and proof of funds/pre-approval. See MLS docs. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Seller Addendum (see documents) must be executed and submitted with all offers, along with all required disclosures and proof of funds.

19. 2025-12-15
    listed $89,900 Active 1333-char remark

    Show marketing remark (1333 chars)

    Investment Opportunity! This property offers strong potential for renovation or rental portfolio expansion. Call your Realtor today! Property is sold as-is with all faults. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller will not assume responsibility for any required repairs to the home to qualify for financing. Seller Addendum is required and must be delivered along with the Purchase Offer, disclosures, and proof of funds/pre-approval. See MLS docs. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Seller Addendum (see documents) must be executed and submitted with all offers, along with all required disclosures and proof of funds.

20. 2018-07-31
    soldstatus
21. 2009-07-09
    soldstatus
22. 2007-09-10
    soldstatus
23. 1984-02-03
    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: $1,378 · $115/mo
• Projected year-2 tax: $1,378 · $115/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 6/10 Major 7 d/yr ≥109°F today · 19 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: $16,120
• − Mortgage interest: −$4,644
• − Property taxes: −$1,378
• − Insurance: −$414
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$2,412
• Taxable income: $4,693
• Est. tax owed @ 24.0%: −$1,126
• After-tax cash flow: $4,599/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-7.8% since first listed

7 events — show timeline

• 2026-03-04 Price Changed $82,900 MLSU
• 2026-02-02 Price Changed $86,900 MLSU
• 2025-12-15 Listed $89,900 MLSU
• 2018-07-31 Sold (Public Records) — Public Records
• 2009-07-09 Sold (Public Records) — Public Records
• 2007-09-10 Sold (Public Records) — Public Records
• 1984-02-03 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,378 · +2.3% YoY. Source: county tax records.