5165 Shirlwood Dr · Jackson, MS 39211

$160,000

4 bd · 2.0 ba · 2,588 sqft · SingleFamily public records · 193 Days on market

Built 1969 0.28 ac lot Est $308k · 48% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come take a look at this house, pretty much everything's been updated and is brand new, from the architectural roof down to the REAL 5" heart pine wood floors, SLAB granite counters, and the AC unit, all NEW!! With over 2500 sqft and located conveniently in NE Jackson, it has everything you want and more! NO FLOOD INSURANCE REQUIRED. Owner/Agent

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1969

Property features AI

Finance

• Other: Property listed as a fixer; Living/building area reported as 2,588 (per public records)

Exterior

• Parking: Attached garage for 2 cars; 2 total parking spaces
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family house; Two levels; Entry facing front (garage faces front)
• Construction: Wood siding construction; Architectural shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Brick enclosed patio/porch; City lot

Interior

• Kitchen: Free-standing range
• Bedrooms: Bedrooms on multiple levels (two-story home)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms; 1 half bathroom (3 total bathrooms)
• Heating & cooling: Central heating; Central air; Window unit(s)
• Interior features: Free-standing range; Fireplace (located in a bedroom)
• Laundry & utility: Utilities connected (electricity, water, sewer)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $776 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 221 active listings in the ZIP; 6 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).
• This rent runs 39% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $5k 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 + 7.9% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $65k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 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 1969 — 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: 1.43% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.80%
• DSCR: 1.93
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $307,972
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5165 Shirlwood Dr	0.00mi	5/2.5 (+1)	2,588 (0%)	0mo	$160,000	$62	93
5475 Old Canton Rd	0.45mi	3/2.0 (-1)	2,684 (+4%)	3mo	$238,000	$89	65
125 Poinciana Dr	0.47mi	3/2.5 (-1)	2,497 (-4%)	0mo	$322,500	$129	65
5320 Meadow Oaks Pk Dr	0.34mi	4/2.0	2,314 (-11%)	3mo	$223,000	$96	64
2245 N Cheryl Dr	0.69mi	4/3.0	2,526 (-2%)	2mo	$369,900	$146	58
144 Rollingwood Dr	0.49mi	3/2.0 (-1)	2,380 (-8%)	1mo	$294,000	$124	58
2231 Sheffield Dr	0.51mi	5/3.0 (+1)	2,781 (+8%)	2mo	$319,000	$115	53
318 Rollingwood Dr	0.70mi	4/2.5	2,391 (-8%)	3mo	$275,000	$115	51
445 Armour Dr	0.47mi	4/3.0	2,917 (+13%)	3mo	$347,777	$119	50
4774 Crestwood Dr	0.53mi	4/2.5	2,974 (+15%)	1mo	$511,000	$172	48
2256 N Cheryl Dr	0.65mi	4/2.5	2,860 (+10%)	6mo	$339,000	$119	45
4636 Nottingham Rd	0.69mi	3/2.5 (-1)	2,823 (+9%)	6mo	$369,500	$131	40

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 · 7.9% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 1.79×
• Total profit: $35,316
• Equity at exit: $23,857

10-year hold

• IRR: 29.9%
• Equity multiple: 4.30×
• Total profit: $148,002
• Equity at exit: $13,834

Cash invested: $44,800 (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 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,282 high
• Mortgage (P&I): −$839
• Tax from tax record: −$121 /mo · $1,452/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $776

Break-even live

Break-even rent $1,300

Max offer price $160,000

Occupancy floor 61%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1046 Newland St Jackson, MS	4.0	2.5	2700	$3,200	$1.19	23d	1	0.82mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	1955	$1,675	$0.86	23d	1	0.88mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	2401	$1,675	$0.70	14d	1	0.88mi
5125 Old Canton Rd Jackson, MS	3.0	3.0	2025	$2,100	$1.04	23d	1	0.99mi
2009 Lake Trace Dr Jackson, MS	4.0	2.0	2028	$1,950	$0.96	14d	1	1.44mi
4750 Old Canton Rd Jackson, MS	4.0	3.0	2085	$2,200	$1.06	23d	1	1.50mi

Listing history 17 events

1. 2026-04-25
   status Pending
2. 2026-04-07
   status Active
3. 2026-03-31
   historical
4. 2026-01-20
   price $160,000
5. 2025-10-19
   price $199,000
6. 2025-10-06
   listed $225,000 Active
7. 2015-09-10
   soldstatus 352-char remark

   Show marketing remark (352 chars)

   Come take a look at this house, pretty much everything's been updated and is brand new, from the architectural roof down to the REAL 5" heart pine wood floors, SLAB granite counters, and the AC unit, all NEW!! With over 2500 sqft and located conveniently in NE Jackson, it has everything you want and more! NO FLOOD INSURANCE REQUIRED. Owner/Agent

8. 2015-09-10
   soldstatus

   Show marketing remark (352 chars)

   Come take a look at this house, pretty much everything's been updated and is brand new, from the architectural roof down to the REAL 5" heart pine wood floors, SLAB granite counters, and the AC unit, all NEW!! With over 2500 sqft and located conveniently in NE Jackson, it has everything you want and more! NO FLOOD INSURANCE REQUIRED. Owner/Agent

9. 2014-10-15
   listed $144,500 352-char remark

   Show marketing remark (352 chars)

   Come take a look at this house, pretty much everything's been updated and is brand new, from the architectural roof down to the REAL 5" heart pine wood floors, SLAB granite counters, and the AC unit, all NEW!! With over 2500 sqft and located conveniently in NE Jackson, it has everything you want and more! NO FLOOD INSURANCE REQUIRED. Owner/Agent

10. 2014-08-06
    soldstatus 59-char remark

    Show marketing remark (59 chars)

    FOR INFO ON ELECTRONIC BIDDING CONTACT A REAL ESTATE AGENT.

11. 2014-04-18
    listed $76,000 59-char remark

    Show marketing remark (59 chars)

    FOR INFO ON ELECTRONIC BIDDING CONTACT A REAL ESTATE AGENT.

12. 2013-06-27
    soldstatus
13. 2007-11-30
    soldstatus
14. 2007-10-12
    soldstatus
15. 2007-02-20
    listed $155,000
16. 1988-07-07
    soldstatus
17. 1970-06-02
    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: $1,452 · $121/mo
• Projected year-2 tax: $1,452 · $121/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 (shaded) · 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,389
• − Mortgage interest: −$8,962
• − Property taxes: −$1,452
• − Insurance: −$800
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − Depreciation: −$4,655
• Taxable income: $7,138
• Est. tax owed @ 24.0%: −$1,713
• After-tax cash flow: $7,604/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): 23,838
• Household income: $69,426
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 736.0

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: Majority Black (59%)
• Race & ethnicity: Black 59% White 36% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

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: ▼ -135.99%
• Current HPI: 145.5192
• Rent YoY: ▲ 7.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+3.2% since first listed

17 events — show timeline

• 2026-04-25 Pending — MLSU
• 2026-04-07 Relisted — MLSU
• 2026-03-31 Listing Removed — MLSU
• 2026-01-20 Price Changed $160,000 MLSU
• 2025-10-19 Price Changed $199,000 MLSU
• 2025-10-06 Listed $225,000 MLSU
• 2015-09-10 Sold (Public Records) — Public Records
• 2015-09-10 Sold (MLS) — MLSU
• 2014-10-15 Listed $144,500 MLSU
• 2014-08-06 Sold (MLS) — MLSU
• 2014-04-18 Listed $76,000 MLSU
• 2013-06-27 Sold (Public Records) — Public Records
• 2007-11-30 Sold (MLS) — MLSU
• 2007-10-12 Sold (Public Records) — Public Records
• 2007-02-20 Listed $155,000 MLSU
• 1988-07-07 Sold (Public Records) — Public Records
• 1970-06-02 Sold (Public Records) — Public Records

Property tax history

-8.4%/yr

Latest (2025): $1,452 · +7.7% YoY. Source: county tax records.