721 Glenmont Dr · Jackson, MS 39209

$89,900

3 bd · 1.5 ba · 943 sqft · SingleFamily public records · 395 Days on market

Built 1955 7,405 sqft lot $95/sqft · 168% above area

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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 +26.7/30.0
• Appreciation +10.0/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Come and view this move in ready 3br/1.5 bath home, new paint, vinyl flooring in living room and kitchen and carpets in bedrooms, new fixtures, new HVAC system, all electric! HUGE fenced back yard, 1 car carport and separate laundry area available. Home is centrally located near shopping, dining, main roads and highways and minutes to I220 and I20. Grants are in, and many homebuyer programs available. Grab your favorite Realtor to view now! Motivated seller! Deed by Quitclaim Deed only.

Key facts

• Near shopping
• New flooring
• Centrally located

Tags

• MOVE IN READY
• NEW PAINT
• NEW FLOORING
• NEW FIXTURES
• CENTRALLY LOCATED
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (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: 165 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 395 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 6 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 1955 — 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 395 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 1955 — 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: 1.12% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

• ARV (median comp): $38,547
• List price: $89,900
• Delta: 133.22%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 Glenmont Dr	0.03mi	3/1.0	1,071 (+14%)	20mo	$75,000	$70	57
423 Willaman St	0.74mi	2/1.0 (-1)	919 (-2%)	1mo	$32,000	$35	54
207 Lindsey Dr	0.64mi	3/1.0	936 (-1%)	22mo	$19,900	$21	48
4711 Darius Dr	0.68mi	3/1.0	1,008 (+7%)	11mo	$89,000	$88	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.8%
• Equity multiple: 3.56×
• Total profit: $64,417
• Equity at exit: $80,989

10-year hold

• IRR: 28.3%
• Equity multiple: 8.05×
• Total profit: $177,465
• Equity at exit: $174,656

Cash invested: $25,172 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$41 /mo · $491/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $243

Break-even live

Break-even rent $696

Max offer price $89,900

Occupancy floor 71%

Sensitivity live

Price	-10% $294	-5% $269	+0% $243	+5% $218	+10% $192
Rent	-10% $164	-5% $203	+0% $243	+5% $283	+10% $322
Rate	-1.0pp $288	-0.5pp $266	base $243	+0.5pp $220	+1.0pp $196

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
723 Glenmont Dr Jackson, MS	3.0	1.0	1018	$1,000	$0.98	44d	1	0.03mi
4567 Meadowmont Dr Jackson, MS	3.0	1.0	912	$800	$0.88	44d	1	0.04mi
205 Lindsey Dr Jackson, MS	2.0	1.0	676	$850	$1.26	44d	1	0.66mi
1816 Kenmore Dr Jackson, MS	3.0	2.0	1000	$1,000	$1.00	24d	1	1.22mi

Listing history 32 events

1. 2026-06-18
   days on market $89,900 Active 395 DOM
2. 2026-06-17
   days on market $89,900 Active 394 DOM
3. 2026-06-16
   days on market $89,900 Active 393 DOM
4. 2026-06-15
   days on market $89,900 Active 392 DOM
5. 2026-06-14
   days on market $89,900 Active 390 DOM
6. 2026-06-13
   days on market $89,900 Active 389 DOM
7. 2026-06-10
   days on market $89,900 Active 387 DOM
8. 2026-06-09
   days on market $89,900 Active 386 DOM
9. 2026-06-08
   days on market $89,900 Active 385 DOM
10. 2026-06-07
    days on market $89,900 Active 384 DOM
11. 2026-06-05
    days on market $89,900 Active 381 DOM
12. 2026-06-03
    days on market $89,900 Active 380 DOM
13. 2026-06-02
    days on market $89,900 Active 379 DOM
14. 2026-06-01
    days on market $89,900 Active 378 DOM
15. 2026-05-31
    days on market $89,900 Active 377 DOM
16. 2026-05-30
    days on market $89,900 Active 376 DOM
17. 2026-01-10
    status Active 491-char remark

    Show marketing remark (491 chars)

    Come and view this move in ready 3br/1.5 bath home, new paint, vinyl flooring in living room and kitchen and carpets in bedrooms, new fixtures, new HVAC system, all electric! HUGE fenced back yard, 1 car carport and separate laundry area available. Home is centrally located near shopping, dining, main roads and highways and minutes to I220 and I20. Grants are in, and many homebuyer programs available. Grab your favorite Realtor to view now! Motivated seller! Deed by Quitclaim Deed only.

18. 2025-12-31
    historical 491-char remark

    Show marketing remark (491 chars)

    Come and view this move in ready 3br/1.5 bath home, new paint, vinyl flooring in living room and kitchen and carpets in bedrooms, new fixtures, new HVAC system, all electric! HUGE fenced back yard, 1 car carport and separate laundry area available. Home is centrally located near shopping, dining, main roads and highways and minutes to I220 and I20. Grants are in, and many homebuyer programs available. Grab your favorite Realtor to view now! Motivated seller! Deed by Quitclaim Deed only.

19. 2025-11-26
    status Active 491-char remark

    Show marketing remark (491 chars)

    Come and view this move in ready 3br/1.5 bath home, new paint, vinyl flooring in living room and kitchen and carpets in bedrooms, new fixtures, new HVAC system, all electric! HUGE fenced back yard, 1 car carport and separate laundry area available. Home is centrally located near shopping, dining, main roads and highways and minutes to I220 and I20. Grants are in, and many homebuyer programs available. Grab your favorite Realtor to view now! Motivated seller! Deed by Quitclaim Deed only.

20. 2025-11-15
    historical 491-char remark

    Show marketing remark (491 chars)

    Come and view this move in ready 3br/1.5 bath home, new paint, vinyl flooring in living room and kitchen and carpets in bedrooms, new fixtures, new HVAC system, all electric! HUGE fenced back yard, 1 car carport and separate laundry area available. Home is centrally located near shopping, dining, main roads and highways and minutes to I220 and I20. Grants are in, and many homebuyer programs available. Grab your favorite Realtor to view now! Motivated seller! Deed by Quitclaim Deed only.

21. 2025-04-29
    listed $89,900 Active 491-char remark

    Show marketing remark (491 chars)

    Come and view this move in ready 3br/1.5 bath home, new paint, vinyl flooring in living room and kitchen and carpets in bedrooms, new fixtures, new HVAC system, all electric! HUGE fenced back yard, 1 car carport and separate laundry area available. Home is centrally located near shopping, dining, main roads and highways and minutes to I220 and I20. Grants are in, and many homebuyer programs available. Grab your favorite Realtor to view now! Motivated seller! Deed by Quitclaim Deed only.

22. 2024-07-07
    historical $1,325
23. 2024-05-05
    listed $1,325
24. 2022-07-29
    soldstatus
25. 2021-10-02
    historical
26. 2021-10-01
    historical
27. 2017-10-26
    soldstatus
28. 2016-06-30
    soldstatus
29. 2008-09-27
    listed $12,000
30. 2003-09-18
    listed $35,000
31. 1986-03-27
    soldstatus
32. 1981-03-27
    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: $491 · $41/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$219/yr (+$18/mo · 44.5%)

ⓘ 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: $12,045
• − Mortgage interest: −$5,036
• − Property taxes: −$491
• − Insurance: −$450
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$2,615
• Taxable income: $1,526
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $2,551/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 (90%)
• Race & ethnicity: Black 90% White 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+156.9% since first listed

16 events — show timeline

• 2026-01-10 Relisted — MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-11-26 Relisted — MLSU
• 2025-11-15 Listing Removed — MLSU
• 2025-04-29 Listed $89,900 MLSU
• 2024-07-07 Rental Removed $1,325 TURBOTENANT
• 2024-05-05 Listed for Rent $1,325 TURBOTENANT
• 2022-07-29 Sold (Public Records) — Public Records
• 2021-10-02 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2017-10-26 Sold (Public Records) — Public Records
• 2016-06-30 Sold (Public Records) — Public Records
• 2008-09-27 Listed $12,000 MLSU
• 2003-09-18 Listed $35,000 MLSU
• 1986-03-27 Sold (Public Records) — Public Records
• 1981-03-27 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $491 · +2.0% YoY. Source: county tax records.