1036 Briarfield Rd · Jackson, MS 39211

$154,500

4 bd · 2.0 ba · 1,727 sqft · SingleFamily public records · 408 Days on market

Built 1967 0.37 ac lot Est $166k · 7% 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 +28.4/30.0
• ARV discount +10.6/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Truly move in ready and in a great location! Great floorplan with 4 bedrooms and 2 baths,spacious rooms including living/dining with lots of natural light,den with fireplace,nice kitchen with double ovens,hardwood and tile flooring throughout,great private backyard with storage building,security system, and 2 car carport!

Key facts

• 2-car carport
• Briarwood community
• Cozy den

Tags

• BRIARWOOD COMMUNITY
• FORMAL DINING ROOM
• COZY DEN
• COVERED BACK PORCH
• LARGE PRIVATE YARD
• 2-CAR CARPORT

Property features AI

Exterior

• Parking: Carport (2 spaces); Total 4 parking spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence (house); One level; Move-in ready
• Construction: Fiberglass siding; Asphalt roof; Slab foundation; Built area: 1,727 (per assessor)
• Exterior features: Courtyard

Interior

• Kitchen: Built-in electric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in electric range; Fireplace in the great room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $74 ($890/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $136k (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: 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: Spann Elementary School (math 7% / reading 21%, grade F, #289 of 375 statewide, top 78%, 395 students, 100% FRL); Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 221 active listings in the ZIP; 13 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).
• This rent runs 31% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $5k 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 + 7.9% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 408 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $156k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $135,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 408 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.18% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.89%
• DSCR: 1.62
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $165,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 S Park Dr	0.33mi	4/2.0	1,665 (-4%)	2mo	$160,000	$96	77
404 Colonial Cir	0.31mi	3/2.0 (-1)	1,689 (-2%)	1mo	$185,000	$110	76
5247 Suffolk Cir	0.41mi	3/2.0 (-1)	1,691 (-2%)	0mo	$262,500	$155	72
412 Colonial Cir	0.37mi	3/2.0 (-1)	1,700 (-2%)	6mo	$165,000	$97	70
5506 Concord Dr	0.18mi	3/2.0 (-1)	1,540 (-11%)	1mo	$30,000	$19	68
213 S Park Dr	0.42mi	3/2.0 (-1)	1,674 (-3%)	4mo	$159,900	$96	67
1250 Summer Ln	0.48mi	4/2.0	1,615 (-6%)	4mo	$101,000	$63	63
5812 Concord Dr	0.57mi	3/2.0 (-1)	1,796 (+4%)	4mo	$106,000	$59	59
1218 Plantation Blvd	0.74mi	3/2.0 (-1)	1,650 (-4%)	1mo	$145,000	$88	53
5307 Pine Lane Dr	0.56mi	3/2.0 (-1)	1,500 (-13%)	1mo	$169,000	$113	46
5727 Orchardview Dr	0.63mi	3/2.0 (-1)	1,550 (-10%)	5mo	$59,000	$38	45
5849 Medallion Dr	0.69mi	4/3.0	1,934 (+12%)	3mo	$184,900	$96	41

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 · 7.9% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.75×
• Total profit: $-10,701
• Equity at exit: $23,036

10-year hold

• IRR: 9.5%
• Equity multiple: 1.93×
• Total profit: $40,311
• Equity at exit: $13,358

Cash invested: $43,260 (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 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,817 high
• Mortgage (P&I): −$810
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$64
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $74

Break-even live

Break-even rent $1,723

Max offer price $154,500

Occupancy floor 91%

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: $38,625
• Closing costs: $4,635
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5538 Pine Lane Dr Jackson, MS	3.0	2.0	1627	$1,465	$0.90	43d	1	0.51mi
5544 Wayneland Dr Jackson, MS	3.0	2.0	1800	$1,831	$1.02	43d	1	0.57mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$2,255	$2.10	13d	15	0.61mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	43d	1	0.66mi
212 Pimlico Pl Jackson, MS	3.0	2.0	1600	$900	$0.56	13d	1	0.85mi
5125 Old Canton Rd Jackson, MS	3.0	3.0	2025	$2,100	$1.04	23d	1	0.88mi
119 S Canton Club Cir Jackson, MS	3.0	2.0	1444	$1,595	$1.10	23d	1	0.93mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	1955	$1,675	$0.86	23d	1	1.00mi
492 E Beasley Rd Jackson, MS	1.0–3.0	1.0–2.0	1133	$1,440	$1.27	13d	8	1.11mi
1702 Jamestown Way Unit 1702 Jackson, MS	3.0	2.0	1465	$1,495	$1.02	43d	1	1.12mi
2009 Lake Trace Dr Jackson, MS	4.0	2.0	2028	$1,950	$0.96	13d	1	1.16mi
4750 Old Canton Rd Jackson, MS	4.0	3.0	2085	$2,200	$1.06	23d	1	1.43mi
5421 Crepe Myrtle Dr Jackson, MS	4.0	1.5	1079	$1,295	$1.20	23d	1	1.48mi

Listing history 37 events

1. 2026-06-18
   days on market $154,500 Active 408 DOM
2. 2026-06-17
   days on market $154,500 Active 407 DOM
3. 2026-06-16
   days on market $154,500 Active 406 DOM
4. 2026-06-15
   days on market $154,500 Active 405 DOM
5. 2026-06-14
   pricedays on market $154,500 Active 403 DOM
6. 2026-06-13
   days on market $155,000 Active 402 DOM
7. 2026-06-10
   days on market $155,000 Active 400 DOM
8. 2026-06-09
   days on market $155,000 Active 399 DOM
9. 2026-06-08
   days on market $155,000 Active 398 DOM
10. 2026-06-07
    days on market $155,000 Active 397 DOM
11. 2026-06-05
    days on market $155,000 Active 394 DOM
12. 2026-06-03
    days on market $155,000 Active 393 DOM
13. 2026-06-02
    days on market $155,000 Active 392 DOM
14. 2026-06-01
    days on market $155,000 Active 391 DOM
15. 2026-05-31
    days on market $155,000 Active 390 DOM
16. 2026-05-30
    days on market $155,000 Active 389 DOM
17. 2026-05-25
    price $155,000
18. 2026-05-25
    price $165,000
19. 2026-05-25
    status Active
20. 2026-03-25
    status Pending
21. 2025-12-17
    price $190,000
22. 2025-12-08
    price $180,000
23. 2025-10-02
    price $280,000
24. 2025-08-31
    status Active
25. 2025-08-30
    historical
26. 2025-08-25
    price $285,000
27. 2025-08-13
    price $290,000
28. 2025-06-03
    price $295,000
29. 2025-05-06
    price $299,000
30. 2025-03-29
    price $305,000
31. 2025-03-05
    listed $310,000 Active
32. 2007-11-27
    soldstatus 323-char remark

    Show marketing remark (323 chars)

    Truly move in ready and in a great location! Great floorplan with 4 bedrooms and 2 baths,spacious rooms including living/dining with lots of natural light,den with fireplace,nice kitchen with double ovens,hardwood and tile flooring throughout,great private backyard with storage building,security system, and 2 car carport!

33. 2007-11-19
    soldstatus
34. 2007-06-06
    listed $134,700 323-char remark

    Show marketing remark (323 chars)

    Truly move in ready and in a great location! Great floorplan with 4 bedrooms and 2 baths,spacious rooms including living/dining with lots of natural light,den with fireplace,nice kitchen with double ovens,hardwood and tile flooring throughout,great private backyard with storage building,security system, and 2 car carport!

35. 2000-05-01
    soldstatus
36. 1997-09-25
    soldstatus
37. 1994-07-21
    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: $722 · $60/mo
• Projected year-2 tax: $1,221 · $102/mo
• Expected delta: +$498/yr (+$42/mo · 69.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,805
• − Mortgage interest: −$8,654
• − Property taxes: −$722
• − Insurance: −$5,891
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$4,495
• Taxable loss: −$1,446
• Est. tax savings @ 24.0%: +$347
• After-tax cash flow: $1,237/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): 23,838
• Household income: $69,426
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 736.0

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: Majority Black (59%)
• Race & ethnicity: Black 59% White 36% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

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: ▼ -135.99%
• Current HPI: 145.5192
• Rent YoY: ▲ 7.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+15.1% since first listed

21 events — show timeline

• 2026-05-25 Price Changed $155,000 MLSU
• 2026-05-25 Price Changed $165,000 MLSU
• 2026-05-25 Relisted — MLSU
• 2026-03-25 Pending — MLSU
• 2025-12-17 Price Changed $190,000 MLSU
• 2025-12-08 Price Changed $180,000 MLSU
• 2025-10-02 Price Changed $280,000 MLSU
• 2025-08-31 Relisted — MLSU
• 2025-08-30 Listing Removed — MLSU
• 2025-08-25 Price Changed $285,000 MLSU
• 2025-08-13 Price Changed $290,000 MLSU
• 2025-06-03 Price Changed $295,000 MLSU
• 2025-05-06 Price Changed $299,000 MLSU
• 2025-03-29 Price Changed $305,000 MLSU
• 2025-03-05 Listed $310,000 MLSU
• 2007-11-27 Sold (MLS) — MLSU
• 2007-11-19 Sold (Public Records) — Public Records
• 2007-06-06 Listed $134,700 MLSU
• 2000-05-01 Sold (Public Records) — Public Records
• 1997-09-25 Sold (Public Records) — Public Records
• 1994-07-21 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $722 · +6.1% YoY. Source: county tax records.