3045 Suncrest Dr · Jackson, MS 39212

$84,900

3 bd · 2.0 ba · 1,960 sqft · SingleFamily public records · 41 Days on market

Built 1960 10,454 sqft lot $43/sqft · at area comps Est $86k · at est.

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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
• ARV discount +7.8/15.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 3/2 now available. Great investment property. Call today for your private tour.

Key facts

• Private master suite
• Masonry fireplace
• Efficient kitchen

Tags

• BRICK RANCH
• MASONRY FIREPLACE
• FUNCTIONAL SINGLE-LEVEL LAYOUT
• EFFICIENT KITCHEN
• DEDICATED BREAKFAST AREA
• PRIVATE MASTER SUITE

Property features AI

Finance

• HOA & community: Nearby park and restaurants

Exterior

• Parking: Carport (1 covered space), 2 parking spaces total
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family house; One story; Updated / Remodeled
• Construction: Brick and Masonite exterior; Asphalt shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Deck; Lot approximately 0.24 acres

Interior

• Kitchen: Refrigerator included
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Wood-burning fireplace; Aluminum and wood window frames; Sliding doors and storm door(s); Updated / Remodeled; 6 total rooms
• Laundry & utility: Laundry room with washer and electric dryer hook-ups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: 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: Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($51k/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 $587 of loan paydown is wiped out by about $3k 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 + 4.2% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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

• 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 $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1960 — 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: 1.59% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.12%
• DSCR: 1.94
• GRM: 5.2

CMA / ARV

• ARV (median comp): $85,536
• List price: $84,900
• Delta: -0.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3031 Longwood Dr	0.36mi	4/2.0 (+1)	1,960 (0%)	0mo	$85,000	$43	78
1002 Autumn St	0.27mi	4/3.0 (+1)	1,953 (-0%)	6mo	$73,600	$38	73
3110 Woodville Cir	0.14mi	3/2.5	2,150 (+10%)	6mo	$70,000	$33	71
1068 Westway St	0.41mi	4/2.5 (+1)	1,927 (-2%)	2mo	$179,000	$93	70
1157 Rosewood St	0.40mi	4/2.0 (+1)	1,917 (-2%)	3mo	$79,000	$41	70
3343 Fleetwood Dr	0.58mi	3/2.0	1,918 (-2%)	1mo	$85,000	$44	68
1027 Autumn St	0.23mi	3/2.0	1,694 (-14%)	1mo	$84,900	$50	65
3320 Ridgeland Dr	0.54mi	3/1.5	1,850 (-6%)	4mo	$56,000	$30	60
3218 Meadow Forest Dr	0.60mi	4/2.0 (+1)	1,898 (-3%)	3mo	$59,000	$31	59
3331 Cherrywood Dr	0.73mi	3/1.5	1,912 (-2%)	4mo	$57,000	$30	56
1119 Primrose St	0.48mi	3/2.0	1,785 (-9%)	8mo	$135,000	$76	56
3246 Longwood Dr	0.73mi	3/2.0	1,835 (-6%)	6mo	$150,000	$82	51

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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.62×
• Total profit: $14,648
• Equity at exit: $12,659

10-year hold

• IRR: 24.8%
• Equity multiple: 3.29×
• Total profit: $54,445
• Equity at exit: $7,341

Cash invested: $23,772 (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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$445
• Tax from tax record: −$170 /mo · $2,036/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $418

Break-even live

Break-even rent $823

Max offer price $84,900

Occupancy floor 64%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	43d	1	0.23mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	0.31mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	43d	1	0.55mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	0.59mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	0.68mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	13d	1	0.79mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	0.85mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	0.87mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	13d	1	0.99mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	43d	1	0.99mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	0.99mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	1.10mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	1.11mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	13d	1	1.15mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	1.15mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	1.25mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	1.25mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	1.26mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	1.37mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	1.48mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	13d	1	1.49mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	1.50mi

Listing history 15 events

1. 2026-06-05
   status $84,900 Pending 41 DOM
2. 2026-06-03
   days on market $84,900 Active 41 DOM
3. 2026-06-02
   days on market $84,900 Active 40 DOM
4. 2026-06-01
   days on market $84,900 Active 39 DOM
5. 2026-05-31
   days on market $84,900 Active 38 DOM
6. 2026-05-30
   days on market $84,900 Active 37 DOM
7. 2026-04-23
   listed $84,900 Active 371-char remark
8. 2016-01-06
   soldstatus
9. 2016-01-06
   soldstatus
10. 2015-10-09
    soldstatus 88-char remark

    Show marketing remark (88 chars)

    Adorable 3/2 now available. Great investment property. Call today for your private tour.

11. 2015-10-07
    soldstatus
12. 2015-09-03
    listed $34,900 88-char remark

    Show marketing remark (88 chars)

    Adorable 3/2 now available. Great investment property. Call today for your private tour.

13. 1998-12-29
    soldstatus
14. 1990-08-16
    soldstatus
15. 1986-09-19
    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: $2,036 · $170/mo
• Projected year-2 tax: $2,036 · $170/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 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: $16,234
• − Mortgage interest: −$4,756
• − Property taxes: −$2,036
• − Insurance: −$424
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$2,470
• Taxable income: $3,950
• Est. tax owed @ 24.0%: −$948
• After-tax cash flow: $4,073/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): 25,659
• Household income: $50,722
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1314.0

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 (86%)
• Race & ethnicity: Black 86% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1% · 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: ▼ -23.01%
• Current HPI: 174.4025
• Rent YoY: ▲ 4.23%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+143.3% since first listed

10 events — show timeline

• 2026-06-04 Pending — MLSU
• 2026-04-23 Listed $84,900 MLSU
• 2016-01-06 Sold (Public Records) — Public Records
• 2016-01-06 Sold (Public Records) — Public Records
• 2015-10-09 Sold (MLS) — MLSU
• 2015-10-07 Sold (Public Records) — Public Records
• 2015-09-03 Listed $34,900 MLSU
• 1998-12-29 Sold (Public Records) — Public Records
• 1990-08-16 Sold (Public Records) — Public Records
• 1986-09-19 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,036 · +3.0% YoY. Source: county tax records.