264 Shady Cir · Jackson, MS 39204

$70,000

2 bd · 2.0 ba · 1,542 sqft · SingleFamily public records · 115 Days on market

Built 1955 0.36 ac lot $45/sqft · 131% above area

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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
• 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

For more property details, programs offered, and electronic bidding visit https://homepath.fanniemae.com/ First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

Key facts

• 0.36 acre lot
• 2 garage spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 9.9% in Jackson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 6 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).
• This rent runs 44% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $25k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.59% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.75%
• DSCR: 1.92
• GRM: 5.2

CMA / ARV

• ARV (median comp): $39,836
• List price: $70,000
• Delta: 75.72%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
263 Shady Cir	0.04mi	3/2.0 (+1)	1,574 (+2%)	5mo	$55,000	$35	86
290 Marla Ave	0.06mi	3/2.0 (+1)	1,502 (-3%)	5mo	$90,000	$60	83
2005 Oakhurst Dr	0.04mi	3/2.0 (+1)	1,433 (-7%)	4mo	$52,500	$37	78
506 Oriole Dr	0.21mi	3/1.5 (+1)	1,347 (-13%)	10mo	$55,000	$41	54
110 Pine Lawn Pl	0.67mi	3/2.0 (+1)	1,487 (-4%)	11mo	$16,000	$11	49
804 Valencia St	0.65mi	3/2.0 (+1)	1,516 (-2%)	16mo	$10,000	$7	49
2261 Paden St	0.55mi	3/2.0 (+1)	1,369 (-11%)	3mo	$70,000	$51	48
139 Wagwood St	0.55mi	3/2.0 (+1)	1,630 (+6%)	16mo	$34,900	$21	47
1932 Belvedere Dr	0.48mi	3/1.0 (+1)	1,476 (-4%)	22mo	$25,000	$17	44
445 Cummins St	0.50mi	3/1.5 (+1)	1,328 (-14%)	14mo	$58,000	$44	35
1954 Elaine St	0.69mi	3/2.0 (+1)	1,378 (-11%)	15mo	$114,000	$83	33
2470 Coronet Pl	0.75mi	3/1.0 (+1)	1,352 (-12%)	20mo	$95,900	$71	19

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: 42.7%
• Equity multiple: 4.35×
• Total profit: $65,656
• Equity at exit: $63,062

10-year hold

• IRR: 39.1%
• Equity multiple: 10.75×
• Total profit: $191,079
• Equity at exit: $135,995

Cash invested: $19,600 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,115 high
• Mortgage (P&I): −$367
• Tax from tax record: −$146 /mo · $1,752/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $339

Break-even live

Break-even rent $686

Max offer price $70,000

Occupancy floor 65%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	23d	1	0.08mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	0.64mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	13d	1	0.98mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	1.07mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	1.48mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	13d	1	1.48mi

Listing history 31 events

1. 2026-06-18
   days on market $70,000 Active 115 DOM
2. 2026-06-17
   days on market $70,000 Active 114 DOM
3. 2026-06-16
   days on market $70,000 Active 113 DOM
4. 2026-06-15
   days on market $70,000 Active 112 DOM
5. 2026-06-14
   days on market $70,000 Active 110 DOM
6. 2026-06-13
   days on market $70,000 Active 109 DOM
7. 2026-06-10
   days on market $70,000 Active 107 DOM
8. 2026-06-09
   days on market $70,000 Active 106 DOM
9. 2026-06-09
   price $70,000 Active 105 DOM
10. 2026-06-08
    days on market $79,900 Active 105 DOM
11. 2026-06-07
    days on market $79,900 Active 104 DOM
12. 2026-06-05
    days on market $79,900 Active 101 DOM
13. 2026-06-03
    days on market $79,900 Active 100 DOM
14. 2026-06-02
    days on market $79,900 Active 99 DOM
15. 2026-06-01
    days on market $79,900 Active 98 DOM
16. 2026-05-31
    days on market $79,900 Active 97 DOM
17. 2026-05-30
    days on market $79,900 Active 96 DOM
18. 2026-05-01
    price $79,900 320-char remark

    Show marketing remark (320 chars)

    For more property details, programs offered, and electronic bidding visit https://homepath.fanniemae.com/ First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

19. 2026-04-16
    status Active 320-char remark

    Show marketing remark (320 chars)

    For more property details, programs offered, and electronic bidding visit https://homepath.fanniemae.com/ First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

20. 2026-04-02
    status Pending 320-char remark

    Show marketing remark (320 chars)

    For more property details, programs offered, and electronic bidding visit https://homepath.fanniemae.com/ First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

21. 2026-03-03
    price $89,900 320-char remark

    Show marketing remark (320 chars)

    For more property details, programs offered, and electronic bidding visit https://homepath.fanniemae.com/ First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

22. 2026-02-09
    listed $94,900 Active 320-char remark

    Show marketing remark (320 chars)

    For more property details, programs offered, and electronic bidding visit https://homepath.fanniemae.com/ First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

23. 2021-10-02
    historical
24. 2021-10-02
    historical
25. 2021-10-02
    historical
26. 2014-08-07
    listed $65,000
27. 2013-11-19
    listed $75,000
28. 2012-05-02
    soldstatus
29. 2009-10-16
    listed $55,000
30. 1999-11-12
    soldstatus
31. 1981-03-16
    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: $1,752 · $146/mo
• Projected year-2 tax: $1,752 · $146/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 6 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: $13,385
• − Mortgage interest: −$3,921
• − Property taxes: −$1,752
• − Insurance: −$350
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$2,036
• Taxable income: $3,184
• Est. tax owed @ 24.0%: −$764
• After-tax cash flow: $3,303/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

+45.3% since first listed

14 events — show timeline

• 2026-05-01 Price Changed $79,900 MLSU
• 2026-04-16 Relisted — MLSU
• 2026-04-02 Pending — MLSU
• 2026-03-03 Price Changed $89,900 MLSU
• 2026-02-09 Listed $94,900 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2014-08-07 Listed $65,000 MLSU
• 2013-11-19 Listed $75,000 MLSU
• 2012-05-02 Sold (Public Records) — Public Records
• 2009-10-16 Listed $55,000 MLSU
• 1999-11-12 Sold (Public Records) — Public Records
• 1981-03-16 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,752 · +2.0% YoY. Source: county tax records.