2920 Oak Forest Dr · Jackson, MS 39212

$62,000

3 bd · 2.0 ba · 1,442 sqft · SingleFamily public records · 144 Days on market

Built 1955 0.31 ac lot $43/sqft · 20% 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
• ARV discount +7.5/15.0
• 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

MUST SEE - Move-In Ready This charming 3 bedroom 2 bath home in the Oak Forest area is ready for it's new owner. Whether interested in purchasing your next home or an investment opportunity, look no further.

Key facts

• Oak forest area
• Newly renovated
• 0.31 acre lot

Tags

• NEWLY RENOVATED
• OAK FOREST AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $429 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 15y ago; this cycle's ask is 5667% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: 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 $54,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1955 — 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: 2.01% ✓
• Cap rate: 16.91%
• Cash-on-cash: 37.93%
• DSCR: 2.69
• GRM: 4.1

CMA / ARV

• ARV (median comp): $39,368
• List price: $62,000
• Delta: 57.49%
• 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
2813 Marydale Dr	0.14mi	3/1.5	1,500 (+4%)	2mo	$34,999	$23	83
1636 Smallwood St	0.29mi	2/1.0 (-1)	1,432 (-1%)	1mo	$17,000	$12	76
920 Woody Dr	0.49mi	3/2.0	1,468 (+2%)	2mo	$59,000	$40	73
1423 Woody Dr	0.42mi	3/1.5	1,404 (-3%)	2mo	$24,900	$18	72
2646 Revere St	0.38mi	3/1.0	1,360 (-6%)	0mo	$30,000	$22	68
404 Mcdowell Park Cir	0.43mi	3/1.5	1,358 (-6%)	4mo	$99,000	$73	65
2971 Kentwood Dr	0.37mi	4/2.0 (+1)	1,532 (+6%)	3mo	$59,900	$39	65
953 Woody Dr	0.51mi	4/2.0 (+1)	1,595 (+11%)	3mo	$5,900	$4	51
1136 Killarney St	0.56mi	4/2.0 (+1)	1,608 (+12%)	1mo	$45,500	$28	48
677 Woody Dr	0.70mi	3/2.0	1,248 (-14%)	2mo	$70,000	$56	44
983 Branch St	0.74mi	3/2.0	1,252 (-13%)	4mo	$60,000	$48	40
702 Cooper Rd	0.74mi	3/1.0	1,241 (-14%)	4mo	$91,000	$73	35

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: 35.4%
• Equity multiple: 2.53×
• Total profit: $26,480
• Equity at exit: $9,244

10-year hold

• IRR: 42.8%
• Equity multiple: 5.30×
• Total profit: $74,712
• Equity at exit: $5,361

Cash invested: $17,360 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,245 high
• Mortgage (P&I): −$325
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $549

Break-even live

Break-even rent $551

Max offer price $62,000

Occupancy floor 51%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	0.20mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	0.20mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	0.24mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	0.27mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	0.30mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	0.31mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	0.36mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	0.37mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	13d	1	0.39mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	0.41mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	0.42mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	0.44mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	0.44mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	0.44mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	0.45mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	0.48mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	13d	1	0.48mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	0.48mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.52mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	0.52mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	0.57mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	0.67mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	43d	1	0.70mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	0.71mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	0.73mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	0.73mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	13d	1	0.82mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.82mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	0.90mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	13d	1	0.94mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	0.95mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	0.97mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	13d	1	1.01mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.05mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	1.05mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	43d	1	1.09mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	13d	1	1.10mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	1.13mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	1.13mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	43d	1	1.13mi

Listing history 41 events

1. 2026-06-18
   days on market $62,000 Active 144 DOM
2. 2026-06-17
   statusdays on market $62,000 Active 143 DOM
3. 2026-06-13
   statusdays on market $62,000 Pending 142 DOM
4. 2026-06-10
   days on market $62,000 Active 140 DOM
5. 2026-06-09
   days on market $62,000 Active 139 DOM
6. 2026-06-08
   days on market $62,000 Active 138 DOM
7. 2026-06-07
   days on market $62,000 Active 137 DOM
8. 2026-06-05
   days on market $62,000 Active 134 DOM
9. 2026-06-03
   days on market $62,000 Active 133 DOM
10. 2026-06-02
    days on market $62,000 Active 132 DOM
11. 2026-06-01
    days on market $62,000 Active 131 DOM
12. 2026-05-31
    days on market $62,000 Active 130 DOM
13. 2026-05-30
    days on market $62,000 Active 129 DOM
14. 2026-05-19
    status Active 208-char remark

    Show marketing remark (208 chars)

    MUST SEE - Move-In Ready This charming 3 bedroom 2 bath home in the Oak Forest area is ready for it's new owner. Whether interested in purchasing your next home or an investment opportunity, look no further.

15. 2026-05-15
    status Pending 208-char remark

    Show marketing remark (208 chars)

    MUST SEE - Move-In Ready This charming 3 bedroom 2 bath home in the Oak Forest area is ready for it's new owner. Whether interested in purchasing your next home or an investment opportunity, look no further.

16. 2026-05-08
    price $62,000 208-char remark

    Show marketing remark (208 chars)

    MUST SEE - Move-In Ready This charming 3 bedroom 2 bath home in the Oak Forest area is ready for it's new owner. Whether interested in purchasing your next home or an investment opportunity, look no further.

17. 2026-05-06
    status Active 208-char remark

    Show marketing remark (208 chars)

    MUST SEE - Move-In Ready This charming 3 bedroom 2 bath home in the Oak Forest area is ready for it's new owner. Whether interested in purchasing your next home or an investment opportunity, look no further.

18. 2026-04-28
    status Pending 208-char remark

    Show marketing remark (208 chars)

    MUST SEE - Move-In Ready This charming 3 bedroom 2 bath home in the Oak Forest area is ready for it's new owner. Whether interested in purchasing your next home or an investment opportunity, look no further.

19. 2026-02-09
    listed $1,075
20. 2026-01-08
    listed $72,000 Active 208-char remark

    Show marketing remark (208 chars)

    MUST SEE - Move-In Ready This charming 3 bedroom 2 bath home in the Oak Forest area is ready for it's new owner. Whether interested in purchasing your next home or an investment opportunity, look no further.

21. 2025-12-08
    historical $1,075
22. 2025-09-08
    listed $1,150
23. 2025-09-03
    historical $1,150
24. 2025-08-09
    listed $1,150
25. 2025-08-03
    historical $1,150
26. 2025-07-11
    listed $1,150
27. 2025-07-03
    historical $1,150
28. 2025-05-01
    historical $1,150
29. 2025-04-09
    listed $1,150
30. 2025-04-02
    listed $1,150
31. 2023-11-16
    historical
32. 2022-01-18
    historical
33. 2022-01-18
    status Pending
34. 2021-10-22
    listed $89,000 Active
35. 2019-03-19
    soldstatus
36. 2014-11-04
    soldstatus
37. 2011-07-21
    listed $60,000
38. 2011-06-02
    soldstatus
39. 2011-04-01
    soldstatus
40. 2008-11-10
    soldstatus
41. 1983-09-07
    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: $1,010 · $84/mo
• Projected year-2 tax: $1,010 · $84/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 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: $14,944
• − Mortgage interest: −$3,473
• − Property taxes: −$1,010
• − Insurance: −$310
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$1,804
• Taxable income: $5,956
• Est. tax owed @ 24.0%: −$1,429
• After-tax cash flow: $5,154/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

+3.3% since first listed

28 events — show timeline

• 2026-05-19 Relisted — MLSU
• 2026-05-15 Pending — MLSU
• 2026-05-08 Price Changed $62,000 MLSU
• 2026-05-06 Relisted — MLSU
• 2026-04-28 Pending — MLSU
• 2026-02-09 Listed for Rent $1,075 APPFOLIO
• 2026-01-08 Listed $72,000 MLSU
• 2025-12-08 Rental Removed $1,075 APPFOLIO
• 2025-09-08 Listed for Rent $1,150 APPFOLIO
• 2025-09-03 Rental Removed $1,150 APPFOLIO
• 2025-08-09 Listed for Rent $1,150 APPFOLIO
• 2025-08-03 Rental Removed $1,150 APPFOLIO
• 2025-07-11 Listed for Rent $1,150 APPFOLIO
• 2025-07-03 Rental Removed $1,150 APPFOLIO
• 2025-05-01 Rental Removed $1,150 RENT.
• 2025-04-09 Listed for Rent $1,150 RENT.
• 2025-04-02 Listed for Rent $1,150 APPFOLIO
• 2023-11-16 Rental Removed — BUILDIUM
• 2022-01-18 Listing Removed — MLSU
• 2022-01-18 Pending — MLSU
• 2021-10-22 Listed $89,000 MLSU
• 2019-03-19 Sold (Public Records) — Public Records
• 2014-11-04 Sold (Public Records) — Public Records
• 2011-07-21 Listed $60,000 MLSU
• 2011-06-02 Sold (MLS) — MLSU
• 2011-04-01 Sold (Public Records) — Public Records
• 2008-11-10 Sold (Public Records) — Public Records
• 1983-09-07 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,010 · +1.2% YoY. Source: county tax records.