927 Royal Oak Dr · Jackson, MS 39209

$85,900

4 bd · 4.0 ba · 4,071 sqft · SingleFamily public records · 87 Days on market

Built 1969 0.33 ac lot $21/sqft · 48% below area Est $144k · 40% under $3/mo HOA ↓ 48% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

Come and view this beautiful spacious tri-level home. Home features 4-5br/3.5ba with a bonus room off the 2 car garage. Beautiful home has over 3,500 sqft of with large living and den areas, (living room is 19'2'' x 12'2'') (Den is 15' 8'' x 26') the bedrooms are very generous great for large families. Home is near I220, I20 and main roads (Hwy 80 and Robinson Rd), near churches, Lowes, Walmart, restaurants, and minutes to Merit Health Central and Hinds Community College of Nursing. Grab your Realtor and view now! Priced to sell and Selling ''as is''

Key facts

• Large den areas
• Tri-level home
• Bonus room

Tags

• TRI-LEVEL HOME
• BONUS ROOM
• LARGE LIVING AREAS
• LARGE DEN AREAS

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $81k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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: 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; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,495/mo this rent would consume 49% of the median local household income ($36k/yr) (locally 1627% 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 $9k of equity ($594 loan paydown + $9k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $80,746 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.74% ✓
• Cap rate: 14.03%
• Cash-on-cash: 27.64%
• DSCR: 2.23
• GRM: 4.8

CMA / ARV

• ARV (median comp): $144,048
• List price: $85,900
• Delta: -40.37%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.2%
• Equity multiple: 4.41×
• Total profit: $82,113
• Equity at exit: $77,386

10-year hold

• IRR: 39.2%
• Equity multiple: 9.90×
• Total profit: $214,147
• Equity at exit: $166,885

Cash invested: $24,052 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$450
• Tax from tax record: −$138 /mo · $1,655/yr
• Insurance: −$36
• HOA: −$3
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $554

Break-even live

Break-even rent $794

Max offer price $85,900

Occupancy floor 58%

Sensitivity live

Price	-10% $603	-5% $578	+0% $554	+5% $530	+10% $505
Rent	-10% $436	-5% $495	+0% $554	+5% $613	+10% $672
Rate	-1.0pp $597	-0.5pp $576	base $554	+0.5pp $532	+1.0pp $509

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 29 events

1. 2026-06-18
   days on market $85,900 Active 87 DOM
2. 2026-06-17
   days on market $85,900 Active 86 DOM
3. 2026-06-16
   days on market $85,900 Active 85 DOM
4. 2026-06-15
   days on market $85,900 Active 84 DOM
5. 2026-06-14
   days on market $85,900 Active 82 DOM
6. 2026-06-13
   days on market $85,900 Active 81 DOM
7. 2026-06-10
   days on market $85,900 Active 79 DOM
8. 2026-06-09
   days on market $85,900 Active 78 DOM
9. 2026-06-08
   days on market $85,900 Active 77 DOM
10. 2026-06-07
    days on market $85,900 Active 76 DOM
11. 2026-06-05
    days on market $85,900 Active 73 DOM
12. 2026-06-03
    days on market $85,900 Active 72 DOM
13. 2026-06-02
    days on market $85,900 Active 71 DOM
14. 2026-06-01
    days on market $85,900 Active 70 DOM
15. 2026-05-31
    days on market $85,900 Active 69 DOM
16. 2026-05-30
    days on market $85,900 Active 68 DOM
17. 2026-05-12
    price $85,900 556-char remark

    Show marketing remark (556 chars)

    Come and view this beautiful spacious tri-level home. Home features 4-5br/3.5ba with a bonus room off the 2 car garage. Beautiful home has over 3,500 sqft of with large living and den areas, (living room is 19'2'' x 12'2'') (Den is 15' 8'' x 26') the bedrooms are very generous great for large families. Home is near I220, I20 and main roads (Hwy 80 and Robinson Rd), near churches, Lowes, Walmart, restaurants, and minutes to Merit Health Central and Hinds Community College of Nursing. Grab your Realtor and view now! Priced to sell and Selling ''as is''

18. 2026-04-03
    price $95,000 556-char remark

    Show marketing remark (556 chars)

    Come and view this beautiful spacious tri-level home. Home features 4-5br/3.5ba with a bonus room off the 2 car garage. Beautiful home has over 3,500 sqft of with large living and den areas, (living room is 19'2'' x 12'2'') (Den is 15' 8'' x 26') the bedrooms are very generous great for large families. Home is near I220, I20 and main roads (Hwy 80 and Robinson Rd), near churches, Lowes, Walmart, restaurants, and minutes to Merit Health Central and Hinds Community College of Nursing. Grab your Realtor and view now! Priced to sell and Selling ''as is''

19. 2026-03-23
    listed $104,500 Active 556-char remark

    Show marketing remark (556 chars)

    Come and view this beautiful spacious tri-level home. Home features 4-5br/3.5ba with a bonus room off the 2 car garage. Beautiful home has over 3,500 sqft of with large living and den areas, (living room is 19'2'' x 12'2'') (Den is 15' 8'' x 26') the bedrooms are very generous great for large families. Home is near I220, I20 and main roads (Hwy 80 and Robinson Rd), near churches, Lowes, Walmart, restaurants, and minutes to Merit Health Central and Hinds Community College of Nursing. Grab your Realtor and view now! Priced to sell and Selling ''as is''

20. 2026-02-20
    historical
21. 2026-01-15
    price $129,000
22. 2026-01-04
    price $149,000
23. 2025-12-31
    listed $165,000 Active
24. 2017-03-30
    soldstatus
25. 2016-06-24
    soldstatus
26. 2013-03-27
    soldstatus
27. 2012-02-06
    soldstatus
28. 2011-04-04
    soldstatus
29. 1969-07-15
    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: $1,655 · $138/mo
• Projected year-2 tax: $1,655 · $138/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 ≥108°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: $17,943
• − Mortgage interest: −$4,812
• − Property taxes: −$1,655
• − Insurance: −$430
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − HOA: −$36
• − Depreciation: −$2,499
• Taxable income: $5,641
• Est. tax owed @ 24.0%: −$1,354
• After-tax cash flow: $5,295/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

-47.9% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $85,900 MLSU
• 2026-04-03 Price Changed $95,000 MLSU
• 2026-03-23 Listed $104,500 MLSU
• 2026-02-20 Listing Removed — MLSU
• 2026-01-15 Price Changed $129,000 MLSU
• 2026-01-04 Price Changed $149,000 MLSU
• 2025-12-31 Listed $165,000 MLSU
• 2017-03-30 Sold (Public Records) — Public Records
• 2016-06-24 Sold (Public Records) — Public Records
• 2013-03-27 Sold (Public Records) — Public Records
• 2012-02-06 Sold (Public Records) — Public Records
• 2011-04-04 Sold (Public Records) — Public Records
• 1969-07-15 Sold (Public Records) — Public Records

Property tax history

-8.4%/yr

Latest (2025): $1,655 · +3.0% YoY. Source: county tax records.