2635 Pinebrook Dr · Jackson, MS 39212

$35,000

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 63 Days on market

Built 1950 10,454 sqft lot $46/sqft · 17% above area Est $34k · 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 +6.0/15.0
• 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

Investor special! 3 bedroom, 1 bath home with carport and original hardwood flooring. Property requires repairs and updates and is being sold as is. Great opportunity for buyers looking to renovate. Owner financing is available.

Key facts

• 0.24 acre lot
• Parking
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 29.5% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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

• Watch-outs: built in 1950 — 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 $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1950 — 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: 3.41% ✓
• Cap rate: 29.55%
• Cash-on-cash: 83.06%
• DSCR: 4.70
• GRM: 2.4

CMA / ARV

• ARV (median comp): $33,887
• List price: $35,000
• Delta: 3.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
979 Winn St	0.39mi	2/1.0 (-1)	796 (+4%)	3mo	$22,000	$28	69
1184 W Mcdowell Rd	0.32mi	2/1.0 (-1)	808 (+5%)	12mo	$53,000	$66	61
2821 Greenview Dr	0.59mi	3/1.0	832 (+8%)	9mo	$30,000	$36	51
3136 Monticello Dr	0.52mi	2/1.0 (-1)	880 (+15%)	14mo	$19,250	$22	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: 84.8%
• Equity multiple: 4.99×
• Total profit: $39,054
• Equity at exit: $5,219

10-year hold

• IRR: 88.3%
• Equity multiple: 10.80×
• Total profit: $96,050
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,193 high
• Mortgage (P&I): −$184
• Tax from tax record: −$66 /mo · $790/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $678

Break-even live

Break-even rent $334

Max offer price $35,000

Occupancy floor 38%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	0.15mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	0.22mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	0.54mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	44d	18	0.75mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.81mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	0.81mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	0.92mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	1.11mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	1.38mi

Listing history 32 events

1. 2026-06-18
   days on market $35,000 Active 63 DOM
2. 2026-06-17
   days on market $35,000 Active 62 DOM
3. 2026-06-16
   days on market $35,000 Active 61 DOM
4. 2026-06-15
   days on market $35,000 Active 60 DOM
5. 2026-06-14
   days on market $35,000 Active 58 DOM
6. 2026-06-13
   days on market $35,000 Active 57 DOM
7. 2026-06-10
   days on market $35,000 Active 55 DOM
8. 2026-06-09
   days on market $35,000 Active 54 DOM
9. 2026-06-08
   days on market $35,000 Active 53 DOM
10. 2026-06-07
    days on market $35,000 Active 52 DOM
11. 2026-06-05
    days on market $35,000 Active 49 DOM
12. 2026-06-03
    days on market $35,000 Active 48 DOM
13. 2026-06-02
    days on market $35,000 Active 47 DOM
14. 2026-06-01
    days on market $35,000 Active 46 DOM
15. 2026-05-31
    days on market $35,000 Active 45 DOM
16. 2026-05-30
    days on market $35,000 Active 44 DOM
17. 2026-04-16
    listed $35,000 Active 228-char remark

    Show marketing remark (228 chars)

    Investor special! 3 bedroom, 1 bath home with carport and original hardwood flooring. Property requires repairs and updates and is being sold as is. Great opportunity for buyers looking to renovate. Owner financing is available.

18. 2025-03-04
    historical
19. 2024-09-26
    listed $34,500 Active
20. 2022-12-07
    soldstatus
21. 2022-11-06
    status Pending
22. 2022-10-18
    listed $19,950 Active
23. 2008-02-12
    historical
24. 2007-12-14
    soldstatus
25. 2007-11-28
    listed $17,500
26. 2007-10-30
    listed $17,500
27. 2005-08-18
    soldstatus
28. 2005-06-14
    listed $29,900
29. 2003-03-31
    soldstatus
30. 2003-03-08
    listed $34,900
31. 1996-12-06
    soldstatus
32. 1989-03-17
    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: $790 · $66/mo
• Projected year-2 tax: $790 · $66/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 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: $14,312
• − Mortgage interest: −$1,961
• − Property taxes: −$790
• − Insurance: −$175
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$1,018
• Taxable income: $8,079
• Est. tax owed @ 24.0%: −$1,939
• After-tax cash flow: $6,200/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

+0.3% since first listed

16 events — show timeline

• 2026-04-16 Listed $35,000 MLSU
• 2025-03-04 Listing Removed — MLSU
• 2024-09-26 Listed $34,500 MLSU
• 2022-12-07 Sold (Public Records) — Public Records
• 2022-11-06 Pending — MLSU
• 2022-10-18 Listed $19,950 MLSU
• 2008-02-12 Listing Removed — MLSU
• 2007-12-14 Sold (Public Records) — Public Records
• 2007-11-28 Listed $17,500 MLSU
• 2007-10-30 Listed $17,500 MLSU
• 2005-08-18 Sold (MLS) — MLSU
• 2005-06-14 Listed $29,900 MLSU
• 2003-03-31 Sold (MLS) — MLSU
• 2003-03-08 Listed $34,900 MLSU
• 1996-12-06 Sold (Public Records) — Public Records
• 1989-03-17 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2025): $790 · +2.1% YoY. Source: county tax records.