222 Pine Lawn Pl · Jackson, MS 39204

$39,000

3 bd · 2.0 ba · 1,524 sqft · SingleFamily public records · 23 Days on market

Built 1958 0.49 ac lot Est $43k · 9% under

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Why this score? — see what drove the A- 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
• ARV discount +11.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Investment Property for sale! 5 bedroom house currently rented on HUD for $1,000 a month. Owner says make offer!

Key facts

• 0.49 acre lot
• 2 parking spots
• Built 1958

Property features AI

Exterior

• Parking: 2-space carport; Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence (house); One level
• Construction: Siding exterior; Conventional foundation; Built (year source: public records)
• Exterior features: Shingle roof; Lot about 0.49 acre

Interior

• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Fireplace; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $38k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.2% 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: North Jackson Elementary School (math 7% / reading 25%, grade F, #270 of 375 statewide, top 72%, 383 students, 100% FRL); Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 students, 100% FRL); Jim Hill High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 908 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• In year one you build about $4k of equity ($270 loan paydown + $4k 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 + 8.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1958 — 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 $38,415 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.17% ✓
• Cap rate: 26.24%
• Cash-on-cash: 71.24%
• DSCR: 4.17
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $42,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Pine Lawn Pl	0.11mi	3/2.0	1,487 (-2%)	11mo	$16,000	$11	82
2555 Belvedere Dr	0.48mi	4/1.5 (+1)	1,523 (-0%)	3mo	$19,000	$12	68
290 Marla Ave	0.62mi	3/2.0	1,502 (-1%)	5mo	$90,000	$60	64
2664 Glenn St	0.18mi	4/2.0 (+1)	1,376 (-10%)	11mo	$39,000	$28	61
263 Shady Cir	0.65mi	3/2.0	1,574 (+3%)	5mo	$55,000	$35	60
2662 Key St	0.43mi	3/2.5	1,680 (+10%)	1mo	$35,000	$21	60
2261 Paden St	0.52mi	3/2.0	1,369 (-10%)	3mo	$70,000	$51	56
2005 Oakhurst Dr	0.66mi	3/2.0	1,433 (-6%)	4mo	$52,500	$37	56
242 Shiloh Dr	0.71mi	3/2.0	1,396 (-8%)	1mo	$53,500	$38	52
751 Dorgan St	0.59mi	3/2.0	1,400 (-8%)	9mo	$39,000	$28	52
837 Combs St	0.67mi	4/2.0 (+1)	1,408 (-8%)	1mo	$15,500	$11	51
3033 Grey Blvd	0.69mi	3/1.5	1,687 (+11%)	10mo	$17,500	$10	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 86.7%
• Equity multiple: 7.33×
• Total profit: $69,118
• Equity at exit: $35,134

10-year hold

• IRR: 83.0%
• Equity multiple: 18.16×
• Total profit: $187,373
• Equity at exit: $75,768

Cash invested: $10,920 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$205
• Tax from tax record: −$108 /mo · $1,295/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $648

Break-even live

Break-even rent $416

Max offer price $39,000

Occupancy floor 43%

Sensitivity live

Price	-10% $670	-5% $659	+0% $648	+5% $637	+10% $626
Rent	-10% $551	-5% $599	+0% $648	+5% $697	+10% $746
Rate	-1.0pp $668	-0.5pp $658	base $648	+0.5pp $638	+1.0pp $628

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	0.32mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	24d	1	0.65mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	0.67mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	15d	1	0.81mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	24d	1	0.81mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	15d	1	0.94mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	45d	1	1.08mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	15d	1	1.08mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	45d	1	1.09mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	1.18mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	15d	1	1.18mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	15d	1	1.22mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	1.26mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	1.26mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	15d	1	1.31mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	45d	1	1.32mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	45d	1	1.40mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	15d	1	1.40mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	15d	1	1.43mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	1.46mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	15d	1	1.47mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	24d	1	1.47mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	24d	1	1.47mi

Listing history 25 events

1. 2026-06-18
   days on market $39,000 Active 23 DOM
2. 2026-06-17
   days on market $39,000 Active 22 DOM
3. 2026-06-16
   days on market $39,000 Active 21 DOM
4. 2026-06-15
   days on market $39,000 Active 20 DOM
5. 2026-06-14
   days on market $39,000 Active 18 DOM
6. 2026-06-13
   days on market $39,000 Active 17 DOM
7. 2026-06-10
   days on market $39,000 Active 15 DOM
8. 2026-06-09
   days on market $39,000 Active 14 DOM
9. 2026-06-08
   days on market $39,000 Active 13 DOM
10. 2026-06-07
    days on market $39,000 Active 12 DOM
11. 2026-06-05
    days on market $39,000 Active 9 DOM
12. 2026-06-03
    days on market $39,000 Active 8 DOM
13. 2026-06-02
    days on market $39,000 Active 7 DOM
14. 2026-06-01
    days on market $39,000 Active 6 DOM
15. 2026-05-31
    days on market $39,000 Active 5 DOM
16. 2026-05-30
    pricedays on market $39,000 Active 4 DOM
17. 2026-05-26
    listed $37,500 Active
18. 2016-12-19
    soldstatus
19. 2016-03-07
    soldstatus 112-char remark

    Show marketing remark (112 chars)

    Investment Property for sale! 5 bedroom house currently rented on HUD for $1,000 a month. Owner says make offer!

20. 2016-02-05
    listed $15,000 112-char remark

    Show marketing remark (112 chars)

    Investment Property for sale! 5 bedroom house currently rented on HUD for $1,000 a month. Owner says make offer!

21. 2008-10-29
    soldstatus
22. 2006-12-21
    soldstatus
23. 1986-12-31
    soldstatus
24. 1984-04-06
    soldstatus
25. 1977-11-30
    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: $1,295 · $108/mo
• Projected year-2 tax: $1,295 · $108/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 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: $14,840
• − Mortgage interest: −$2,185
• − Property taxes: −$1,295
• − Insurance: −$195
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$1,135
• Taxable income: $7,656
• Est. tax owed @ 24.0%: −$1,837
• After-tax cash flow: $5,941/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): 13,249
• Household income: $30,237
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 1099.0

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 5% Two or more races 4% Hispanic / Latino 3%
• Foreign-born: 2% · 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: ▲ 17.25%
• Current HPI: 233.9061
• Rent YoY: ▲ 13.56%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+150.0% since first listed

9 events — show timeline

• 2026-05-26 Listed $37,500 MLSU
• 2016-12-19 Sold (Public Records) — Public Records
• 2016-03-07 Sold (MLS) — MLSU
• 2016-02-05 Listed $15,000 MLSU
• 2008-10-29 Sold (Public Records) — Public Records
• 2006-12-21 Sold (Public Records) — Public Records
• 1986-12-31 Sold (Public Records) — Public Records
• 1984-04-06 Sold (Public Records) — Public Records
• 1977-11-30 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,295 · +1.1% YoY. Source: county tax records.