111 Glenstone Cir · Jackson, MS 39212

$86,000

3 bd · 2.0 ba · 1,910 sqft · SingleFamily public records · 274 Days on market

Built 1975 0.29 ac lot $45/sqft · 15% above area Est $75k · 15% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special - 3 Bed, 2 Bath Fixer Upper This 3-bedroom, 2-bath home has good bones and plenty of potential. Perfect for investors, flippers, or landlords ready for a project.

Key facts

• 0.29 acre lot
• Built 1975
• Listed 274 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.

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; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($51k/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 $595 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $48k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• 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 $75,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.57% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.08%
• DSCR: 1.85
• GRM: 5.3

CMA / ARV

• ARV (median comp): $74,843
• List price: $86,000
• Delta: 14.91%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3343 Fleetwood Dr	0.44mi	3/2.0	1,918 (+0%)	1mo	$85,000	$44	78
3331 Cherrywood Dr	0.47mi	3/1.5	1,912 (+0%)	4mo	$57,000	$30	72
3320 Ridgeland Dr	0.42mi	3/1.5	1,850 (-3%)	4mo	$56,000	$30	70
3317 Longwood Dr	0.53mi	3/2.0	1,964 (+3%)	1mo	$89,000	$45	70
1068 Westway St	0.53mi	4/2.5 (+1)	1,927 (+1%)	2mo	$179,000	$93	66
3246 Longwood Dr	0.55mi	3/2.0	1,835 (-4%)	6mo	$150,000	$82	63
1157 Rosewood St	0.68mi	4/2.0 (+1)	1,917 (+0%)	3mo	$79,000	$41	60
1119 Primrose St	0.51mi	3/2.0	1,785 (-6%)	8mo	$135,000	$76	59
3218 Meadow Forest Dr	0.72mi	4/2.0 (+1)	1,898 (-1%)	3mo	$59,000	$31	58
1244 Cooper Rd	0.52mi	3/2.0	1,680 (-12%)	2mo	$65,000	$39	54
1027 Autumn St	0.74mi	3/2.0	1,694 (-11%)	1mo	$84,900	$50	46
3121 Woodvile Cir	0.74mi	4/3.0 (+1)	1,872 (-2%)	9mo	$80,000	$43	46

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: 12.5%
• Equity multiple: 1.51×
• Total profit: $12,223
• Equity at exit: $12,823

10-year hold

• IRR: 22.5%
• Equity multiple: 3.06×
• Total profit: $49,493
• Equity at exit: $7,436

Cash invested: $24,080 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,354 high
• Mortgage (P&I): −$451
• Tax from tax record: −$200 /mo · $2,396/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $383

Break-even live

Break-even rent $869

Max offer price $86,000

Occupancy floor 67%

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	0.44mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	0.86mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	44d	1	0.92mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	0.92mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	0.93mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	44d	1	0.94mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	14d	1	0.94mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	0.99mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	1.01mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	1.09mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	44d	1	1.11mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	1.13mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.18mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	44d	1	1.28mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	14d	1	1.35mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	1.45mi

Listing history 33 events

1. 2026-06-18
   days on market $86,000 Active 274 DOM
2. 2026-06-17
   days on market $86,000 Active 273 DOM
3. 2026-06-16
   days on market $86,000 Active 272 DOM
4. 2026-06-15
   days on market $86,000 Active 271 DOM
5. 2026-06-14
   days on market $86,000 Active 269 DOM
6. 2026-06-13
   days on market $86,000 Active 268 DOM
7. 2026-06-10
   days on market $86,000 Active 266 DOM
8. 2026-06-09
   days on market $86,000 Active 265 DOM
9. 2026-06-08
   days on market $86,000 Active 264 DOM
10. 2026-06-07
    days on market $86,000 Active 263 DOM
11. 2026-06-05
    days on market $86,000 Active 260 DOM
12. 2026-06-03
    days on market $86,000 Active 259 DOM
13. 2026-06-02
    days on market $86,000 Active 258 DOM
14. 2026-06-01
    days on market $86,000 Active 257 DOM
15. 2026-05-31
    days on market $86,000 Active 256 DOM
16. 2026-05-30
    days on market $86,000 Active 255 DOM
17. 2026-05-06
    price $86,000 181-char remark

    Show marketing remark (181 chars)

    Investor Special - 3 Bed, 2 Bath Fixer Upper This 3-bedroom, 2-bath home has good bones and plenty of potential. Perfect for investors, flippers, or landlords ready for a project.

18. 2025-12-30
    price $107,000 181-char remark

    Show marketing remark (181 chars)

    Investor Special - 3 Bed, 2 Bath Fixer Upper This 3-bedroom, 2-bath home has good bones and plenty of potential. Perfect for investors, flippers, or landlords ready for a project.

19. 2025-09-17
    listed $134,237 Active 181-char remark

    Show marketing remark (181 chars)

    Investor Special - 3 Bed, 2 Bath Fixer Upper This 3-bedroom, 2-bath home has good bones and plenty of potential. Perfect for investors, flippers, or landlords ready for a project.

20. 2021-10-02
    historical
21. 2014-07-18
    listed $47,500
22. 2009-02-12
    soldstatus
23. 2008-11-14
    soldstatus
24. 2008-11-14
    soldstatus
25. 2008-03-14
    listed $30,000
26. 2005-07-27
    soldstatus
27. 2005-07-21
    soldstatus
28. 2005-06-28
    listed $92,000
29. 2004-11-15
    soldstatus
30. 2004-07-19
    soldstatus
31. 2003-07-18
    listed $36,000
32. 1996-02-29
    soldstatus
33. 1983-05-16
    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: $2,396 · $200/mo
• Projected year-2 tax: $2,396 · $200/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: $16,244
• − Mortgage interest: −$4,817
• − Property taxes: −$2,396
• − Insurance: −$430
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$2,502
• Taxable income: $3,500
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $3,755/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

+138.9% since first listed

17 events — show timeline

• 2026-05-06 Price Changed $86,000 MLSU
• 2025-12-30 Price Changed $107,000 MLSU
• 2025-09-17 Listed $134,237 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2014-07-18 Listed $47,500 MLSU
• 2009-02-12 Sold (Public Records) — Public Records
• 2008-11-14 Sold (Public Records) — Public Records
• 2008-11-14 Sold (MLS) — MLSU
• 2008-03-14 Listed $30,000 MLSU
• 2005-07-27 Sold (MLS) — MLSU
• 2005-07-21 Sold (Public Records) — Public Records
• 2005-06-28 Listed $92,000 MLSU
• 2004-11-15 Sold (Public Records) — Public Records
• 2004-07-19 Sold (MLS) — MLSU
• 2003-07-18 Listed $36,000 MLSU
• 1996-02-29 Sold (Public Records) — Public Records
• 1983-05-16 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,396 · +3.5% YoY. Source: county tax records.