2141 Thousand Oaks Dr · Jackson, MS 39212

$109,900

3 bd · 2.0 ba · 1,447 sqft · SingleFamily public records · 79 Days on market

Built 1978 0.34 ac lot $76/sqft · 20% below area Est $166k · 34% under

---

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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.6/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3 bedroom 2 bath single-story home on a .32-acre lot in southwest Jackson. Features 3 bedrooms, 2 full baths, and a detached garage. Enjoy a cozy fireplace in the living area and open, versatile living spaces. Set in the Thousand Oaks neighborhood, close to schools in the Jackson Public School District and convenient to local shopping and highways. A rare opportunity for a move-in ready home with ample outdoor space.

Key facts

• Move-in ready
• Cozy fireplace
• Outdoor space

Tags

• COZY FIREPLACE
• DETACHED GARAGE
• OUTDOOR SPACE
• MOVE-IN READY

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 $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% 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.
• Hinds County School District (rural): math 25% / reading 29% proficiency, ranked #70 of 130 in MS (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($51k/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 $760 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 + 4.2% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1978 — 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: 1.16% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.41%
• DSCR: 1.51
• GRM: 7.2

CMA / ARV

• ARV (median comp): $166,360
• List price: $109,900
• Delta: -33.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1143 Oak Glen Pl	0.08mi	3/2.0	1,421 (-2%)	10mo	$70,000	$49	85
1540 Cedar Pine Dr	0.14mi	3/2.0	1,477 (+2%)	10mo	$53,000	$36	82
1124 Oak Glen Pl	0.03mi	4/2.0 (+1)	1,401 (-3%)	11mo	$142,000	$101	79
2128 Thousand Oaks Dr	0.05mi	3/2.0	1,370 (-5%)	15mo	$93,500	$68	76
5384 Brookhollow Dr	0.15mi	3/2.0	1,535 (+6%)	17mo	$178,000	$116	68
740 Gresham Cv	0.39mi	3/2.0	1,350 (-7%)	6mo	$165,000	$122	66
148 Thousand Oaks Cir	0.15mi	3/2.0	1,232 (-15%)	12mo	$175,500	$142	58
454 Hillandale Dr	0.38mi	3/2.0	1,532 (+6%)	22mo	$179,900	$117	54
5233 Brookhollow Dr	0.63mi	3/2.0	1,416 (-2%)	22mo	$49,700	$35	48
5250 Brookhollow Dr	0.58mi	3/2.0	1,653 (+14%)	23mo	$110,000	$67	30

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,410
• Equity at exit: $16,386

10-year hold

• IRR: 12.7%
• Equity multiple: 2.06×
• Total profit: $32,756
• Equity at exit: $9,502

Cash invested: $30,772 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$90 /mo · $1,077/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $293

Break-even live

Break-even rent $901

Max offer price $109,900

Occupancy floor 72%

Sensitivity live

Price	-10% $355	-5% $324	+0% $293	+5% $261	+10% $230
Rent	-10% $192	-5% $242	+0% $293	+5% $343	+10% $393
Rate	-1.0pp $348	-0.5pp $321	base $293	+0.5pp $264	+1.0pp $235

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2107 Thousand Oaks Dr Unit A Jackson, MS	3.0	2.0	1182	$950	$0.80	22d	1	0.21mi
4954 Hanging Oak Dr Jackson, MS	3.0	2.0	1082	$1,215	$1.12	45d	1	1.28mi

Listing history 19 events

1. 2026-06-21
   days on market $109,900 Active 79 DOM
2. 2026-06-18
   days on market $109,900 Active 76 DOM
3. 2026-06-17
   days on market $109,900 Active 75 DOM
4. 2026-06-16
   days on market $109,900 Active 74 DOM
5. 2026-06-15
   days on market $109,900 Active 73 DOM
6. 2026-06-14
   days on market $109,900 Active 71 DOM
7. 2026-06-10
   days on market $109,900 Active 68 DOM
8. 2026-06-09
   days on market $109,900 Active 67 DOM
9. 2026-06-08
   days on market $109,900 Active 66 DOM
10. 2026-06-07
    pricedays on market $109,900 Active 65 DOM
11. 2026-06-03
    days on market $114,900 Active 61 DOM
12. 2026-06-02
    days on market $114,900 Active 60 DOM
13. 2026-06-01
    days on market $114,900 Active 59 DOM
14. 2026-05-31
    days on market $114,900 Active 58 DOM
15. 2026-05-30
    days on market $114,900 Active 57 DOM
16. 2026-04-03
    listed $114,900 Active 429-char remark

    Show marketing remark (429 chars)

    Spacious 3 bedroom 2 bath single-story home on a .32-acre lot in southwest Jackson. Features 3 bedrooms, 2 full baths, and a detached garage. Enjoy a cozy fireplace in the living area and open, versatile living spaces. Set in the Thousand Oaks neighborhood, close to schools in the Jackson Public School District and convenient to local shopping and highways. A rare opportunity for a move-in ready home with ample outdoor space.

17. 2022-08-30
    soldstatus
18. 1994-09-08
    soldstatus
19. 1991-06-21
    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: $1,077 · $90/mo
• Projected year-2 tax: $1,077 · $90/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 5/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,258
• − Mortgage interest: −$6,156
• − Property taxes: −$1,077
• − Insurance: −$550
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$3,197
• Taxable income: $1,837
• Est. tax owed @ 24.0%: −$441
• After-tax cash flow: $3,070/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: Hinds County School District
• NCES district ID: 2801860
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $53,335
• Composite: 24.02/100
• National rank: #7771
• State rank: #70 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

4 events — show timeline

• 2026-04-03 Listed $114,900 MLSU
• 2022-08-30 Sold (Public Records) — Public Records
• 1994-09-08 Sold (Public Records) — Public Records
• 1991-06-21 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,077 · +3.2% YoY. Source: county tax records.