980 Royal Oak Dr · Jackson, MS 39209

$90,000

4 bd · 3.0 ba · 3,101 sqft · SingleFamily public records · 21 Days on market

Built 1972 0.38 ac lot $29/sqft · 21% below area Est $114k · 21% under

---

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

Welcome to Rolling Hills - South Jackson's Hidden Gem! This spacious 4-bedroom, 3-bath home offers over 3,000 square feet of comfortable living space, perfectly situated on an oversized yard in Rolling Hills subdivision. With plenty of room both inside and out, this property is ideal for entertaining. Step inside to find a thoughtfully designed floor plan featuring an eat-in kitchen alongside a formal dining room, perfect for both casual meals and special gatherings. The home boasts multiple living areas, including a cozy family room, an inviting living room, and a private office. The three-car garage provides ample parking and storage space, while the spacious yard offers endless potential for outdoor fun. With its classic charm and generous layout, this home is ready for your personal touch. Bring your imagination to make it truly your own. Call your favorite real estate professional today to schedule your private tour!

Key facts

• Three-car garage
• Formal dining room
• Private office

Tags

• EAT-IN KITCHEN
• FORMAL DINING ROOM
• MULTIPLE LIVING AREAS
• PRIVATE OFFICE
• THREE-CAR GARAGE
• OVERSIZED YARD

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% 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 $1,482/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 $10k of equity ($622 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.65% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.97%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (median comp): $114,382
• List price: $90,000
• Delta: -21.32%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 43.9%
• Equity multiple: 4.32×
• Total profit: $83,776
• Equity at exit: $81,079

10-year hold

• IRR: 38.0%
• Equity multiple: 9.71×
• Total profit: $219,440
• Equity at exit: $174,850

Cash invested: $25,200 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$116 /mo · $1,395/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $545

Break-even live

Break-even rent $792

Max offer price $90,000

Occupancy floor 58%

Sensitivity live

Price	-10% $596	-5% $571	+0% $545	+5% $520	+10% $494
Rent	-10% $428	-5% $487	+0% $545	+5% $604	+10% $662
Rate	-1.0pp $591	-0.5pp $568	base $545	+0.5pp $522	+1.0pp $498

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-03
   statusdays on market $90,000 Pending 21 DOM
2. 2026-06-01
   days on market $90,000 Active 54 DOM
3. 2026-05-31
   days on market $90,000 Active 53 DOM
4. 2026-05-30
   days on market $90,000 Active 52 DOM
5. 2026-04-28
   status Active 947-char remark

   Show marketing remark (947 chars)

   Welcome to Rolling Hills - South Jackson's Hidden Gem! This spacious 4-bedroom, 3-bath home offers over 3,000 square feet of comfortable living space, perfectly situated on an oversized yard in Rolling Hills subdivision. With plenty of room both inside and out, this property is ideal for entertaining. Step inside to find a thoughtfully designed floor plan featuring an eat-in kitchen alongside a formal dining room, perfect for both casual meals and special gatherings. The home boasts multiple living areas, including a cozy family room, an inviting living room, and a private office. The three-car garage provides ample parking and storage space, while the spacious yard offers endless potential for outdoor fun. With its classic charm and generous layout, this home is ready for your personal touch. Bring your imagination to make it truly your own. Call your favorite real estate professional today to schedule your private tour!

6. 2026-04-17
   status Pending 947-char remark

   Show marketing remark (947 chars)

   Welcome to Rolling Hills - South Jackson's Hidden Gem! This spacious 4-bedroom, 3-bath home offers over 3,000 square feet of comfortable living space, perfectly situated on an oversized yard in Rolling Hills subdivision. With plenty of room both inside and out, this property is ideal for entertaining. Step inside to find a thoughtfully designed floor plan featuring an eat-in kitchen alongside a formal dining room, perfect for both casual meals and special gatherings. The home boasts multiple living areas, including a cozy family room, an inviting living room, and a private office. The three-car garage provides ample parking and storage space, while the spacious yard offers endless potential for outdoor fun. With its classic charm and generous layout, this home is ready for your personal touch. Bring your imagination to make it truly your own. Call your favorite real estate professional today to schedule your private tour!

7. 2026-04-14
   status Active 947-char remark

   Show marketing remark (947 chars)

   Welcome to Rolling Hills - South Jackson's Hidden Gem! This spacious 4-bedroom, 3-bath home offers over 3,000 square feet of comfortable living space, perfectly situated on an oversized yard in Rolling Hills subdivision. With plenty of room both inside and out, this property is ideal for entertaining. Step inside to find a thoughtfully designed floor plan featuring an eat-in kitchen alongside a formal dining room, perfect for both casual meals and special gatherings. The home boasts multiple living areas, including a cozy family room, an inviting living room, and a private office. The three-car garage provides ample parking and storage space, while the spacious yard offers endless potential for outdoor fun. With its classic charm and generous layout, this home is ready for your personal touch. Bring your imagination to make it truly your own. Call your favorite real estate professional today to schedule your private tour!

8. 2026-03-27
   status Active 947-char remark

   Show marketing remark (947 chars)

   Welcome to Rolling Hills - South Jackson's Hidden Gem! This spacious 4-bedroom, 3-bath home offers over 3,000 square feet of comfortable living space, perfectly situated on an oversized yard in Rolling Hills subdivision. With plenty of room both inside and out, this property is ideal for entertaining. Step inside to find a thoughtfully designed floor plan featuring an eat-in kitchen alongside a formal dining room, perfect for both casual meals and special gatherings. The home boasts multiple living areas, including a cozy family room, an inviting living room, and a private office. The three-car garage provides ample parking and storage space, while the spacious yard offers endless potential for outdoor fun. With its classic charm and generous layout, this home is ready for your personal touch. Bring your imagination to make it truly your own. Call your favorite real estate professional today to schedule your private tour!

9. 2026-02-04
   status Pending 947-char remark

   Show marketing remark (947 chars)

   Welcome to Rolling Hills - South Jackson's Hidden Gem! This spacious 4-bedroom, 3-bath home offers over 3,000 square feet of comfortable living space, perfectly situated on an oversized yard in Rolling Hills subdivision. With plenty of room both inside and out, this property is ideal for entertaining. Step inside to find a thoughtfully designed floor plan featuring an eat-in kitchen alongside a formal dining room, perfect for both casual meals and special gatherings. The home boasts multiple living areas, including a cozy family room, an inviting living room, and a private office. The three-car garage provides ample parking and storage space, while the spacious yard offers endless potential for outdoor fun. With its classic charm and generous layout, this home is ready for your personal touch. Bring your imagination to make it truly your own. Call your favorite real estate professional today to schedule your private tour!

10. 2026-02-04
    historical 947-char remark

    Show marketing remark (947 chars)

    Welcome to Rolling Hills - South Jackson's Hidden Gem! This spacious 4-bedroom, 3-bath home offers over 3,000 square feet of comfortable living space, perfectly situated on an oversized yard in Rolling Hills subdivision. With plenty of room both inside and out, this property is ideal for entertaining. Step inside to find a thoughtfully designed floor plan featuring an eat-in kitchen alongside a formal dining room, perfect for both casual meals and special gatherings. The home boasts multiple living areas, including a cozy family room, an inviting living room, and a private office. The three-car garage provides ample parking and storage space, while the spacious yard offers endless potential for outdoor fun. With its classic charm and generous layout, this home is ready for your personal touch. Bring your imagination to make it truly your own. Call your favorite real estate professional today to schedule your private tour!

11. 2026-01-15
    listed $90,000 Active 947-char remark

    Show marketing remark (947 chars)

    Welcome to Rolling Hills - South Jackson's Hidden Gem! This spacious 4-bedroom, 3-bath home offers over 3,000 square feet of comfortable living space, perfectly situated on an oversized yard in Rolling Hills subdivision. With plenty of room both inside and out, this property is ideal for entertaining. Step inside to find a thoughtfully designed floor plan featuring an eat-in kitchen alongside a formal dining room, perfect for both casual meals and special gatherings. The home boasts multiple living areas, including a cozy family room, an inviting living room, and a private office. The three-car garage provides ample parking and storage space, while the spacious yard offers endless potential for outdoor fun. With its classic charm and generous layout, this home is ready for your personal touch. Bring your imagination to make it truly your own. Call your favorite real estate professional today to schedule your private tour!

12. 1994-12-06
    soldstatus
13. 1971-12-09
    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: $1,395 · $116/mo
• Projected year-2 tax: $1,395 · $116/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 · 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: $17,789
• − Mortgage interest: −$5,041
• − Property taxes: −$1,395
• − Insurance: −$450
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$2,618
• Taxable income: $5,438
• Est. tax owed @ 24.0%: −$1,305
• After-tax cash flow: $5,239/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

9 events — show timeline

• 2026-04-28 Relisted — MLSU
• 2026-04-17 Pending — MLSU
• 2026-04-14 Relisted — MLSU
• 2026-03-27 Relisted — MLSU
• 2026-02-04 Pending — MLSU
• 2026-02-04 Listing Removed — MLSU
• 2026-01-15 Listed $90,000 MLSU
• 1994-12-06 Sold (Public Records) — Public Records
• 1971-12-09 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,395 · +6.1% YoY. Source: county tax records.