2862 Oak Forest Dr · Jackson, MS 39212

$49,900

3 bd · 1.0 ba · 1,314 sqft · SingleFamily public records · 78 Days on market

Built 1955 0.33 ac lot Est $53k · 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.8/15.0
• 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

4BR/1.5BA home located close to schools and across the street from church. 1 car carport plus extra covered parking area. Large living/dining room. Hardwood flooring in 3 of the BR's. This is a Fannie Mae HomePath property sold As-IS. Close by October 31, 2011 and receive up to 3.5% of the final sales price to be used for closing cost assistance! Eligibility restrictions apply.

Key facts

• 0.33 acre lot
• Parking
• Built 1955

Property features AI

Finance

• Other: Living area reported as 1,314 (source: public records)
• Financial info: Financial details not specified
• HOA & community: HOA information not specified

Exterior

• Parking: Carport (1 space)
• Security: Security features not specified
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; Raised foundation; One story
• Construction: Asbestos exterior material; Year built not specified
• Exterior features: Asphalt roof; Lot approximately 0.33 acres

Interior

• Kitchen: Appliances not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One-level living
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.6% 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: 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: Marshall Elementary School (math 2% / reading 17%, grade F, #319 of 375 statewide, top 88%, 207 students, 100% FRL); Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 students, 100% FRL); Wingfield High School (math 7% / reading 12%, grade F, #179 of 197 statewide, top 92%, 608 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $345 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $4k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1955 — 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: 2.49% ✓
• Cap rate: 20.58%
• Cash-on-cash: 51.02%
• DSCR: 3.27
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $52,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2646 Revere St	0.34mi	3/1.0	1,360 (+4%)	0mo	$30,000	$22	78
404 Mcdowell Park Cir	0.34mi	3/1.5	1,358 (+3%)	4mo	$99,000	$73	74
2813 Marydale Dr	0.15mi	3/1.5	1,500 (+14%)	2mo	$34,999	$23	66
2716 Woodside Dr	0.35mi	3/1.5	1,184 (-10%)	0mo	$54,900	$46	65
1636 Smallwood St	0.34mi	2/1.0 (-1)	1,432 (+9%)	1mo	$17,000	$12	63
1340 Woody Dr	0.50mi	3/1.0	1,208 (-8%)	1mo	$59,900	$50	62
1423 Woody Dr	0.49mi	3/1.5	1,404 (+7%)	2mo	$24,900	$18	62
2920 Lakewood Dr	0.19mi	4/2.0 (+1)	1,125 (-14%)	1mo	$69,900	$62	58
2566 Mcdowell Cir	0.63mi	3/1.5	1,204 (-8%)	3mo	$35,000	$29	52
920 Woody Dr	0.60mi	3/2.0	1,468 (+12%)	2mo	$59,000	$40	47
1319 Dorgan St	0.62mi	3/2.0	1,131 (-14%)	1mo	$65,000	$57	43
2813 Brookwood Dr	0.70mi	3/1.0	1,141 (-13%)	3mo	$45,000	$39	42

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: 50.3%
• Equity multiple: 3.24×
• Total profit: $31,346
• Equity at exit: $7,440

10-year hold

• IRR: 56.3%
• Equity multiple: 6.92×
• Total profit: $82,740
• Equity at exit: $4,314

Cash invested: $13,972 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$262
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $594

Break-even live

Break-even rent $490

Max offer price $49,900

Occupancy floor 47%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	0.27mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	0.27mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	0.28mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	0.29mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	0.33mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	13d	1	0.34mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	0.34mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	0.37mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	0.39mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	0.39mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	0.40mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	0.41mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	13d	1	0.41mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	0.42mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	0.43mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	0.45mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.45mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	0.50mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	0.51mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	0.55mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	0.58mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	43d	1	0.70mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	0.72mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	0.74mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	0.75mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.76mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	13d	1	0.76mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	0.79mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	0.90mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	0.95mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	13d	1	0.99mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	1.00mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	13d	1	1.06mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	43d	1	1.07mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.10mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	1.12mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	43d	1	1.14mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	13d	1	1.15mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	1.16mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	1.16mi

Listing history 38 events

1. 2026-06-18
   days on market $49,900 Active 78 DOM
2. 2026-06-17
   days on market $49,900 Active 77 DOM
3. 2026-06-16
   days on market $49,900 Active 76 DOM
4. 2026-06-15
   price $49,900 Active 75 DOM
5. 2026-06-15
   days on market $51,500 Active 75 DOM
6. 2026-06-14
   days on market $51,500 Active 73 DOM
7. 2026-06-13
   days on market $51,500 Active 72 DOM
8. 2026-06-10
   days on market $51,500 Active 70 DOM
9. 2026-06-09
   days on market $51,500 Active 69 DOM
10. 2026-06-08
    days on market $51,500 Active 68 DOM
11. 2026-06-07
    days on market $51,500 Active 67 DOM
12. 2026-06-05
    pricedays on market $51,500 Active 64 DOM
13. 2026-06-03
    days on market $52,500 Active 63 DOM
14. 2026-06-02
    days on market $52,500 Active 62 DOM
15. 2026-06-01
    days on market $52,500 Active 61 DOM
16. 2026-05-31
    days on market $52,500 Active 60 DOM
17. 2026-05-30
    days on market $52,500 Active 59 DOM
18. 2026-05-18
    status Active
19. 2026-04-17
    status Pending
20. 2026-04-07
    price $52,500
21. 2026-03-17
    status Active
22. 2026-02-27
    status Pending
23. 2026-02-11
    listed $53,900 Active
24. 2026-02-06
    historical $1,145
25. 2025-11-22
    listed $1,150
26. 2025-09-05
    historical
27. 2025-08-13
    price $54,000
28. 2025-07-12
    price $59,000
29. 2025-05-28
    listed $69,000 Active
30. 2013-05-03
    soldstatus
31. 2011-07-22
    soldstatus 380-char remark

    Show marketing remark (380 chars)

    4BR/1.5BA home located close to schools and across the street from church. 1 car carport plus extra covered parking area. Large living/dining room. Hardwood flooring in 3 of the BR's. This is a Fannie Mae HomePath property sold As-IS. Close by October 31, 2011 and receive up to 3.5% of the final sales price to be used for closing cost assistance! Eligibility restrictions apply.

32. 2011-07-11
    soldstatus
33. 2011-06-15
    listed $13,770 380-char remark

    Show marketing remark (380 chars)

    4BR/1.5BA home located close to schools and across the street from church. 1 car carport plus extra covered parking area. Large living/dining room. Hardwood flooring in 3 of the BR's. This is a Fannie Mae HomePath property sold As-IS. Close by October 31, 2011 and receive up to 3.5% of the final sales price to be used for closing cost assistance! Eligibility restrictions apply.

34. 2002-04-19
    soldstatus
35. 2002-04-17
    soldstatus
36. 2002-03-14
    listed $33,900
37. 1997-11-17
    soldstatus
38. 1990-04-19
    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: $1,260 · $105/mo
• Projected year-2 tax: $1,260 · $105/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 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: $14,908
• − Mortgage interest: −$2,795
• − Property taxes: −$1,260
• − Insurance: −$250
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$1,452
• Taxable income: $6,767
• Est. tax owed @ 24.0%: −$1,624
• After-tax cash flow: $5,504/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

+54.9% since first listed

21 events — show timeline

• 2026-05-18 Relisted — MLSU
• 2026-04-17 Pending — MLSU
• 2026-04-07 Price Changed $52,500 MLSU
• 2026-03-17 Relisted — MLSU
• 2026-02-27 Pending — MLSU
• 2026-02-11 Listed $53,900 MLSU
• 2026-02-06 Rental Removed $1,145 SHOWMOJO
• 2025-11-22 Listed for Rent $1,150 SHOWMOJO
• 2025-09-05 Listing Removed — MLSU
• 2025-08-13 Price Changed $54,000 MLSU
• 2025-07-12 Price Changed $59,000 MLSU
• 2025-05-28 Listed $69,000 MLSU
• 2013-05-03 Sold (Public Records) — Public Records
• 2011-07-22 Sold (MLS) — MLSU
• 2011-07-11 Sold (Public Records) — Public Records
• 2011-06-15 Listed $13,770 MLSU
• 2002-04-19 Sold (MLS) — MLSU
• 2002-04-17 Sold (Public Records) — Public Records
• 2002-03-14 Listed $33,900 MLSU
• 1997-11-17 Sold (Public Records) — Public Records
• 1990-04-19 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,260 · +2.3% YoY. Source: county tax records.