2490 Oak Grove Ln · Jackson, MS 39212

$125,000

3 bd · 2.0 ba · 1,230 sqft · SingleFamily public records · 617 Days on market

Built 1978 9,147 sqft lot $102/sqft · 10% below area Est $149k · 16% 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 +19.7/30.0
• ARV discount +14.8/15.0
• DSCR +6.2/10.0
• 1% rule +5.1/10.0
• 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

Prime 3/2 Investment Unit . Long Term Tenants in Place .

Key facts

• Investment unit
• Long term tenants
• 9,147 sq ft lot

Tags

• INVESTMENT UNIT
• LONG TERM TENANTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $864 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 617 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 24y 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

• 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 617 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 1978 — 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: 1.01% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 8.3

CMA / ARV

• ARV (median comp): $149,220
• List price: $125,000
• Delta: -16.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5012 Fox Glen Dr	0.25mi	3/2.0	1,272 (+3%)	2mo	$219,900	$173	81
5016 Fox Glen Dr	0.27mi	3/2.0	1,272 (+3%)	1mo	$219,900	$173	81
5019 Fox Glen Dr	0.25mi	3/2.0	1,272 (+3%)	3mo	$219,900	$173	80
5023 Fox Glen Dr	0.26mi	3/2.0	1,272 (+3%)	3mo	$219,900	$173	80
5026 Quail Ridge Dr	0.24mi	3/2.0	1,272 (+3%)	5mo	$217,900	$171	79
5009 Quail Ridge Dr	0.28mi	3/2.0	1,272 (+3%)	3mo	$226,495	$178	79
5013 Quail Ridge Dr	0.28mi	3/2.0	1,272 (+3%)	6mo	$221,855	$174	77
2376 Princess Pine Dr	0.30mi	3/2.0	1,308 (+6%)	2mo	$145,000	$111	74
5513 Dogwood Trl	0.54mi	3/2.0	1,219 (-1%)	2mo	$130,000	$107	71
444 Greenmont Dr	0.64mi	3/2.0	1,208 (-2%)	4mo	$124,900	$103	64
4271 Cypress Dr	0.72mi	3/2.0	1,222 (-1%)	6mo	$107,900	$88	60
5551 Will O Run Cir	0.55mi	3/2.0	1,138 (-8%)	6mo	$99,900	$88	56

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: -7.1%
• Equity multiple: 0.73×
• Total profit: $-9,343
• Equity at exit: $18,638

10-year hold

• IRR: 3.9%
• Equity multiple: 1.30×
• Total profit: $10,544
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$140 /mo · $1,682/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $146

Break-even live

Break-even rent $1,073

Max offer price $125,000

Occupancy floor 83%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4954 Hanging Oak Dr Jackson, MS	3.0	2.0	1082	$1,215	$1.12	43d	1	0.22mi
2750 N Siwell Rd Jackson, MS	1.0–2.0	1.0	850	$975	$1.15	13d	1	0.51mi
2107 Thousand Oaks Dr Unit A Jackson, MS	3.0	2.0	1182	$950	$0.80	21d	1	1.40mi

Listing history 43 events

1. 2026-06-18
   days on market $125,000 Active 617 DOM
2. 2026-06-17
   days on market $125,000 Active 616 DOM
3. 2026-06-16
   days on market $125,000 Active 615 DOM
4. 2026-06-15
   days on market $125,000 Active 614 DOM
5. 2026-06-14
   days on market $125,000 Active 612 DOM
6. 2026-06-13
   days on market $125,000 Active 611 DOM
7. 2026-06-10
   days on market $125,000 Active 609 DOM
8. 2026-06-09
   days on market $125,000 Active 608 DOM
9. 2026-06-08
   days on market $125,000 Active 607 DOM
10. 2026-06-07
    days on market $125,000 Active 606 DOM
11. 2026-06-05
    days on market $125,000 Active 603 DOM
12. 2026-06-03
    days on market $125,000 Active 602 DOM
13. 2026-06-02
    days on market $125,000 Active 601 DOM
14. 2026-06-01
    days on market $125,000 Active 600 DOM
15. 2026-05-31
    days on market $125,000 Active 599 DOM
16. 2026-05-30
    days on market $125,000 Active 598 DOM
17. 2026-01-02
    status Active 59-char remark

    Show marketing remark (59 chars)

    Prime 3/2 Investment Unit . Long Term Tenants in Place .

18. 2025-12-31
    historical 59-char remark

    Show marketing remark (59 chars)

    Prime 3/2 Investment Unit . Long Term Tenants in Place .

19. 2025-10-02
    status Active 59-char remark

    Show marketing remark (59 chars)

    Prime 3/2 Investment Unit . Long Term Tenants in Place .

20. 2025-09-30
    historical 59-char remark

    Show marketing remark (59 chars)

    Prime 3/2 Investment Unit . Long Term Tenants in Place .

21. 2025-07-02
    status Active 59-char remark

    Show marketing remark (59 chars)

    Prime 3/2 Investment Unit . Long Term Tenants in Place .

22. 2025-06-30
    historical 59-char remark

    Show marketing remark (59 chars)

    Prime 3/2 Investment Unit . Long Term Tenants in Place .

23. 2024-12-31
    status Active 59-char remark

    Show marketing remark (59 chars)

    Prime 3/2 Investment Unit . Long Term Tenants in Place .

24. 2024-12-30
    historical 59-char remark

    Show marketing remark (59 chars)

    Prime 3/2 Investment Unit . Long Term Tenants in Place .

25. 2024-10-02
    listed $125,000 Active 59-char remark

    Show marketing remark (59 chars)

    Prime 3/2 Investment Unit . Long Term Tenants in Place .

26. 2024-09-01
    historical
27. 2024-06-09
    listed $125,000 Active
28. 2024-05-02
    historical
29. 2024-02-19
    listed $125,000 Active
30. 2021-10-20
    historical
31. 2021-10-02
    historical
32. 2016-08-19
    listed $74,500
33. 2016-08-17
    historical
34. 2015-12-11
    listed $65,000
35. 2011-05-13
    listed $79,500
36. 2010-05-28
    soldstatus
37. 2010-05-27
    soldstatus
38. 2010-05-06
    listed $29,700
39. 2006-05-16
    soldstatus
40. 2002-04-03
    soldstatus
41. 2002-04-03
    soldstatus
42. 2002-01-07
    listed $55,000
43. 1981-10-26
    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: $1,682 · $140/mo
• Projected year-2 tax: $1,682 · $140/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 4/10 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: $15,102
• − Mortgage interest: −$7,002
• − Property taxes: −$1,682
• − Insurance: −$625
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$3,636
• Taxable loss: −$260
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $1,820/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

+127.3% since first listed

27 events — show timeline

• 2026-01-02 Relisted — MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-10-02 Relisted — MLSU
• 2025-09-30 Listing Removed — MLSU
• 2025-07-02 Relisted — MLSU
• 2025-06-30 Listing Removed — MLSU
• 2024-12-31 Relisted — MLSU
• 2024-12-30 Listing Removed — MLSU
• 2024-10-02 Listed $125,000 MLSU
• 2024-09-01 Listing Removed — MLSU
• 2024-06-09 Listed $125,000 MLSU
• 2024-05-02 Listing Removed — MLSU
• 2024-02-19 Listed $125,000 MLSU
• 2021-10-20 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2016-08-19 Listed $74,500 MLSU
• 2016-08-17 Listing Removed — MLSU
• 2015-12-11 Listed $65,000 MLSU
• 2011-05-13 Listed $79,500 MLSU
• 2010-05-28 Sold (MLS) — MLSU
• 2010-05-27 Sold (Public Records) — Public Records
• 2010-05-06 Listed $29,700 MLSU
• 2006-05-16 Sold (Public Records) — Public Records
• 2002-04-03 Sold (Public Records) — Public Records
• 2002-04-03 Sold (MLS) — MLSU
• 2002-01-07 Listed $55,000 MLSU
• 1981-10-26 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,682 · +3.9% YoY. Source: county tax records.