836 Mccluer Rd · Jackson, MS 39212

$119,500

3 bd · 2.0 ba · 1,446 sqft · SingleFamily public records · 475 Days on market

Built 1974 1.06 ac lot $83/sqft · 6% below area Est $127k · 6% under

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Why this score? — see what drove the C- 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 +19.8/30.0
• ARV discount +10.1/15.0
• DSCR +6.3/10.0
• 1% rule +5.4/10.0
• 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

MOVE IN READY Looking for your next home or wanting to start or build your portfolio, consider this updated 3/2 in South Jackson. Contact your favorite realtor today!

Key facts

• 1.06 acre lot
• 2 garage spots
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 9.9% in Jackson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $826 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 475 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask is 8436% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $105,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 475 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 1974 — 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: 1.04% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 8.0

CMA / ARV

• ARV (median comp): $126,940
• List price: $119,500
• Delta: -5.86%
• 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
786 Hunter Ln	0.17mi	3/2.0	1,271 (-12%)	4mo	$130,000	$102	69
1104 Mccluer Rd	0.65mi	3/2.0	1,433 (-1%)	3mo	$18,000	$13	65
605 Upper Darby Rd	0.75mi	3/2.0	1,442 (-0%)	3mo	$155,000	$107	62
624 Mccluer Rd	0.49mi	3/2.0	1,475 (+2%)	17mo	$175,000	$119	59
631 Tifton Dr	0.62mi	3/2.0	1,477 (+2%)	15mo	$48,900	$33	55
622 Chelsea Dr	0.71mi	3/2.0	1,342 (-7%)	2mo	$115,000	$86	53
622 David Cv	0.44mi	3/2.0	1,279 (-12%)	13mo	$122,500	$96	49
965 N Valley Falls Rd	0.65mi	3/2.0	1,329 (-8%)	12mo	$105,000	$79	46
613 Briarcliff Cir	0.72mi	2/1.0 (-1)	1,519 (+5%)	10mo	$17,500	$12	41
609 Briarcliff Cir	0.73mi	3/2.0	1,613 (+12%)	9mo	$60,000	$37	39
3655 Rainey Rd	0.47mi	3/1.0	1,247 (-14%)	18mo	$19,800	$16	36
637 Chelsea Dr	0.67mi	3/2.0	1,230 (-15%)	11mo	$60,000	$49	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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-8,699
• Equity at exit: $17,818

10-year hold

• IRR: 4.2%
• Equity multiple: 1.32×
• Total profit: $10,779
• Equity at exit: $10,332

Cash invested: $33,460 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,243 high
• Mortgage (P&I): −$627
• Tax from tax record: −$163 /mo · $1,952/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $143

Break-even live

Break-even rent $1,062

Max offer price $119,500

Occupancy floor 84%

Sensitivity live

Price	-10% $210	-5% $176	+0% $143	+5% $109	+10% $75
Rent	-10% $44	-5% $94	+0% $143	+5% $192	+10% $241
Rate	-1.0pp $203	-0.5pp $173	base $143	+0.5pp $112	+1.0pp $80

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	44d	1	1.04mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	14d	1	1.05mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	24d	1	1.07mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	14d	1	1.08mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	1.21mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	44d	1	1.30mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	1.44mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	21d	1	1.46mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	24d	1	1.48mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	1.49mi

Listing history 38 events

1. 2026-06-18
   days on market $119,500 Active 475 DOM
2. 2026-06-17
   days on market $119,500 Active 474 DOM
3. 2026-06-16
   days on market $119,500 Active 473 DOM
4. 2026-06-15
   days on market $119,500 Active 472 DOM
5. 2026-06-14
   days on market $119,500 Active 470 DOM
6. 2026-06-13
   days on market $119,500 Active 469 DOM
7. 2026-06-10
   days on market $119,500 Active 467 DOM
8. 2026-06-09
   days on market $119,500 Active 466 DOM
9. 2026-06-08
   days on market $119,500 Active 465 DOM
10. 2026-06-07
    days on market $119,500 Active 464 DOM
11. 2026-06-05
    days on market $119,500 Active 461 DOM
12. 2026-06-03
    days on market $119,500 Active 460 DOM
13. 2026-06-02
    days on market $119,500 Active 459 DOM
14. 2026-06-01
    days on market $119,500 Active 458 DOM
15. 2026-05-31
    days on market $119,500 Active 457 DOM
16. 2026-05-30
    days on market $119,500 Active 456 DOM
17. 2026-05-12
    price $119,500 171-char remark

    Show marketing remark (171 chars)

    MOVE IN READY Looking for your next home or wanting to start or build your portfolio, consider this updated 3/2 in South Jackson. Contact your favorite realtor today!

18. 2026-02-22
    historical $1,400
19. 2025-11-13
    listed $1,400
20. 2025-05-29
    price $135,000 171-char remark

    Show marketing remark (171 chars)

    MOVE IN READY Looking for your next home or wanting to start or build your portfolio, consider this updated 3/2 in South Jackson. Contact your favorite realtor today!

21. 2025-04-23
    price $150,000 171-char remark

    Show marketing remark (171 chars)

    MOVE IN READY Looking for your next home or wanting to start or build your portfolio, consider this updated 3/2 in South Jackson. Contact your favorite realtor today!

22. 2025-02-28
    listed $155,000 Active 171-char remark

    Show marketing remark (171 chars)

    MOVE IN READY Looking for your next home or wanting to start or build your portfolio, consider this updated 3/2 in South Jackson. Contact your favorite realtor today!

23. 2024-01-31
    historical $1,400
24. 2024-01-12
    price $1,400
25. 2023-12-28
    listed $1,450
26. 2021-10-08
    historical
27. 2018-03-23
    soldstatus
28. 2018-03-08
    soldstatus
29. 2018-03-08
    soldstatus
30. 2017-11-06
    soldstatus
31. 2016-01-25
    soldstatus
32. 2015-11-02
    historical
33. 2015-10-13
    listed $62,000
34. 2006-02-10
    soldstatus
35. 2004-06-09
    listed $89,900
36. 2001-05-01
    soldstatus
37. 1987-12-28
    soldstatus
38. 1980-10-29
    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: $1,952 · $163/mo
• Projected year-2 tax: $1,952 · $163/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 3/10 Moderate
• 🌡 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: $14,912
• − Mortgage interest: −$6,694
• − Property taxes: −$1,952
• − Insurance: −$598
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$3,476
• Taxable loss: −$193
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $1,758/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

+32.9% since first listed

22 events — show timeline

• 2026-05-12 Price Changed $119,500 MLSU
• 2026-02-22 Rental Removed $1,400 APPFOLIO
• 2025-11-13 Listed for Rent $1,400 APPFOLIO
• 2025-05-29 Price Changed $135,000 MLSU
• 2025-04-23 Price Changed $150,000 MLSU
• 2025-02-28 Listed $155,000 MLSU
• 2024-01-31 Rental Removed $1,400 APPFOLIO
• 2024-01-12 Price Changed $1,400 APPFOLIO
• 2023-12-28 Listed for Rent $1,450 APPFOLIO
• 2021-10-08 Listing Removed — MLSU
• 2018-03-23 Sold (Public Records) — Public Records
• 2018-03-08 Sold (Public Records) — Public Records
• 2018-03-08 Sold (Public Records) — Public Records
• 2017-11-06 Sold (Public Records) — Public Records
• 2016-01-25 Sold (Public Records) — Public Records
• 2015-11-02 Listing Removed — MLSU
• 2015-10-13 Listed $62,000 MLSU
• 2006-02-10 Sold (Public Records) — Public Records
• 2004-06-09 Listed $89,900 MLSU
• 2001-05-01 Sold (Public Records) — Public Records
• 1987-12-28 Sold (Public Records) — Public Records
• 1980-10-29 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,952 · +3.7% YoY. Source: county tax records.