4256 Oaklawn Dr · Jackson, MS 39206

$110,000

3 bd · 2.0 ba · 1,516 sqft · SingleFamily public records · 34 Days on market

Built 1954 9,583 sqft lot $73/sqft · 54% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity. Currently has a tenant, great cash flowing property. Long term tenant, has been paying on time for many years. Can be bought as a package with MLS #315906

Key facts

• Granite countertops
• Fenced lot
• Concrete driveway

Tags

• GRANITE COUNTERTOPS
• BREAKFAST BAR SEATING
• DEDICATED LAUNDRY ROOM
• FENCED LOT
• COVERED ATTACHED CARPORT
• CONCRETE DRIVEWAY

Property features AI

Exterior

• Parking: One covered carport; Concrete parking surface
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available
• Home design: Single family residence (house); One story; Public records used for living area and year built
• Construction: Brick and siding exterior; Asphalt shingle roof; Conventional foundation; Built in public-records era
• Exterior features: Patio; Partial fencing

Interior

• Kitchen: Gas cooktop; Oven; Refrigerator
• Flooring: Ceramic tile; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Insulated windows; Lighting
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% 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: 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: Green Elementary School (math 2% / reading 8%, grade F, #356 of 375 statewide, top 98%, 273 students, 100% FRL); Powell Middle School (math 3% / reading 6%, grade F, #177 of 179 statewide, top 99%, 320 students, 100% FRL); Callaway High School (math 3% / reading 10%, grade F, #191 of 197 statewide, top 97%, 923 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($43k/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 $761 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 + 2.8% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.73%
• DSCR: 1.79
• GRM: 5.9

CMA / ARV

• ARV (median comp): $71,624
• List price: $110,000
• Delta: 53.58%
• 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
216 Pine Ridge Rd	0.22mi	3/1.5	1,421 (-6%)	5mo	$124,900	$88	73
4816 Maplewood Dr	0.47mi	3/2.0	1,510 (-0%)	6mo	$76,720	$51	73
130 Wacker Dr	0.08mi	3/1.0	1,302 (-14%)	1mo	$35,000	$27	68
4189 Del Rosa Dr	0.37mi	4/2.0 (+1)	1,550 (+2%)	7mo	$83,000	$54	68
670 Piermont St	0.59mi	4/2.0 (+1)	1,467 (-3%)	3mo	$79,900	$54	60
4636 Normandy Dr	0.59mi	4/2.0 (+1)	1,556 (+3%)	5mo	$39,900	$26	59
415 E Northside Dr	0.70mi	4/2.0 (+1)	1,486 (-2%)	1mo	$50,000	$34	58
729 Heather Ln	0.69mi	3/1.0	1,570 (+4%)	6mo	$70,000	$45	53
684 Heather Ln	0.65mi	3/1.5	1,400 (-8%)	6mo	$50,000	$36	50
521 Launcelot Rd	0.63mi	3/2.0	1,346 (-11%)	6mo	$87,000	$65	47
4650 Manila Dr	0.52mi	4/2.0 (+1)	1,732 (+14%)	7mo	$169,000	$98	41
610 Lawrence Rd	0.73mi	3/1.0	1,302 (-14%)	4mo	$69,900	$54	35

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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.35×
• Total profit: $10,928
• Equity at exit: $16,401

10-year hold

• IRR: 18.1%
• Equity multiple: 2.49×
• Total profit: $45,886
• Equity at exit: $9,511

Cash invested: $30,800 (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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,559 high
• Mortgage (P&I): −$577
• Tax from tax record: −$154 /mo · $1,850/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $455

Break-even live

Break-even rent $983

Max offer price $110,000

Occupancy floor 66%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 Heather Ln Jackson, MS	4.0	2.0	1642	$1,675	$1.02	23d	1	0.53mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	23d	1	0.54mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	13d	1	0.54mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	0.56mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	43d	1	0.61mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	13d	1	0.61mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	43d	1	0.65mi
220 Melbourne Rd Jackson, MS	4.0	2.0	1744	$1,350	$0.77	43d	1	0.65mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	43d	1	0.65mi
341 E Northside Dr Jackson, MS	4.0	2.0	1732	$1,775	$1.02	23d	1	0.69mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	43d	1	0.74mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	13d	1	0.76mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	43d	1	0.76mi
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	23d	1	0.77mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	13d	1	0.85mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	23d	1	0.85mi
622 Naples Rd Jackson, MS	4.0	2.5	2210	$1,650	$0.75	23d	1	0.88mi
963 Pine Lake Dr Jackson, MS	3.0	1.5	1196	$1,050	$0.88	43d	1	0.97mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	1.03mi
724 Meadowbrook Rd Jackson, MS	3.0	2.0	1593	$2,150	$1.35	43d	1	1.08mi
4091 Pine Hill Dr Jackson, MS	3.0	2.0	1551	$3,000	$1.93	23d	1	1.11mi
5421 Crepe Myrtle Dr Jackson, MS	4.0	1.5	1079	$1,295	$1.20	23d	1	1.17mi
4220 Council Cir Jackson, MS	3.0	2.5	1780	$1,850	$1.04	23d	1	1.19mi
4056 Redwing Ave Jackson, MS	3.0	2.0	1678	$1,850	$1.10	43d	1	1.24mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$1,100	$1.05	13d	31	1.33mi
425 Beasley Rd Jackson, MS	2.0	1.0–2.0	995	$885	$0.89	13d	3	1.46mi

Listing history 26 events

1. 2026-06-18
   days on market $110,000 Active 34 DOM
2. 2026-06-17
   days on market $110,000 Active 33 DOM
3. 2026-06-16
   days on market $110,000 Active 32 DOM
4. 2026-06-15
   days on market $110,000 Active 31 DOM
5. 2026-06-14
   days on market $110,000 Active 29 DOM
6. 2026-06-13
   days on market $110,000 Active 28 DOM
7. 2026-06-10
   days on market $110,000 Active 26 DOM
8. 2026-06-09
   days on market $110,000 Active 25 DOM
9. 2026-06-08
   days on market $110,000 Active 24 DOM
10. 2026-06-07
    days on market $110,000 Active 23 DOM
11. 2026-06-05
    days on market $110,000 Active 20 DOM
12. 2026-06-03
    days on market $110,000 Active 19 DOM
13. 2026-06-02
    days on market $110,000 Active 18 DOM
14. 2026-06-01
    days on market $110,000 Active 17 DOM
15. 2026-05-31
    days on market $110,000 Active 16 DOM
16. 2026-05-30
    days on market $110,000 Active 15 DOM
17. 2026-05-15
    listed $110,000 Active 948-char remark
18. 2022-08-17
    price $1,400
19. 2022-07-01
    soldstatus
20. 2019-02-06
    soldstatus 184-char remark

    Show marketing remark (184 chars)

    Great investment opportunity. Currently has a tenant, great cash flowing property. Long term tenant, has been paying on time for many years. Can be bought as a package with MLS #315906

21. 2019-01-15
    listed $35,000 184-char remark

    Show marketing remark (184 chars)

    Great investment opportunity. Currently has a tenant, great cash flowing property. Long term tenant, has been paying on time for many years. Can be bought as a package with MLS #315906

22. 2017-03-01
    soldstatus
23. 2015-10-29
    soldstatus
24. 1998-09-30
    soldstatus
25. 1996-08-21
    soldstatus
26. 1993-03-30
    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: $1,850 · $154/mo
• Projected year-2 tax: $1,850 · $154/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 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 17 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: $18,713
• − Mortgage interest: −$6,162
• − Property taxes: −$1,850
• − Insurance: −$550
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$3,200
• Taxable income: $3,957
• Est. tax owed @ 24.0%: −$950
• After-tax cash flow: $4,511/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+214.3% since first listed

10 events — show timeline

• 2026-05-15 Listed $110,000 MLSU
• 2022-08-17 Price Changed $1,400 RENT.
• 2022-07-01 Sold (Public Records) — Public Records
• 2019-02-06 Sold (MLS) — MLSU
• 2019-01-15 Listed $35,000 MLSU
• 2017-03-01 Sold (Public Records) — Public Records
• 2015-10-29 Sold (Public Records) — Public Records
• 1998-09-30 Sold (Public Records) — Public Records
• 1996-08-21 Sold (Public Records) — Public Records
• 1993-03-30 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,850 · +1.9% YoY. Source: county tax records.