3235 Santee St · Jackson, MS 39212

$100,000

3 bd · 2.0 ba · 1,820 sqft · SingleFamily public records · 108 Days on market

Built 1962 0.26 ac lot $55/sqft · 41% above area Est $80k · 25% over

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Why this score? — see what drove the C 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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR ALERT -CASH -FLOW BONANZA (TENANT IN PLACE ) Unlock immediate income on day one. . no delays . no rehab . buy and hold . portfolio addition

Key facts

• 0.26 acre lot
• Built 1962
• Listed 108 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% 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: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $691 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 9 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

• Climate carrying-cost: 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 $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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: 1.33% ✓
• Cap rate: 10.49%
• Cash-on-cash: 15.00%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $79,712
• List price: $100,000
• Delta: 25.45%
• 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
3320 Ridgeland Dr	0.12mi	3/1.5	1,850 (+2%)	4mo	$56,000	$30	87
3246 Longwood Dr	0.30mi	3/2.0	1,835 (+1%)	6mo	$150,000	$82	80
1027 Autumn St	0.23mi	3/2.0	1,694 (-7%)	1mo	$84,900	$50	76
3331 Cherrywood Dr	0.28mi	3/1.5	1,912 (+5%)	4mo	$57,000	$30	73
3343 Fleetwood Dr	0.40mi	3/2.0	1,918 (+5%)	1mo	$85,000	$44	72
3218 Meadow Forest Dr	0.30mi	4/2.0 (+1)	1,898 (+4%)	3mo	$59,000	$31	72
1068 Westway St	0.23mi	4/2.5 (+1)	1,927 (+6%)	2mo	$179,000	$93	71
3317 Longwood Dr	0.34mi	3/2.0	1,964 (+8%)	1mo	$89,000	$45	70
3031 Longwood Dr	0.26mi	4/2.0 (+1)	1,960 (+8%)	0mo	$85,000	$43	70
1157 Rosewood St	0.45mi	4/2.0 (+1)	1,917 (+5%)	3mo	$79,000	$41	62
1244 Cooper Rd	0.64mi	3/2.0	1,680 (-8%)	2mo	$65,000	$39	56
953 Woody Dr	0.56mi	4/2.0 (+1)	1,595 (-12%)	3mo	$5,900	$4	46

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: 7.0%
• Equity multiple: 1.28×
• Total profit: $7,777
• Equity at exit: $14,910

10-year hold

• IRR: 17.4%
• Equity multiple: 2.52×
• Total profit: $42,588
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,330 high
• Mortgage (P&I): −$524
• Tax from tax record: −$135 /mo · $1,615/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $350

Break-even live

Break-even rent $887

Max offer price $100,000

Occupancy floor 69%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	43d	1	0.33mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	0.53mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	0.54mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	0.56mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	43d	1	0.57mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	0.58mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	0.60mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	0.67mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	43d	1	0.68mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	13d	1	0.68mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	0.86mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	13d	1	0.92mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	1.06mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	1.07mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	1.08mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	1.14mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	1.14mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	1.20mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	1.20mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	1.20mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	13d	1	1.20mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	13d	1	1.33mi

Listing history 39 events

1. 2026-06-18
   days on market $100,000 Active 108 DOM
2. 2026-06-17
   days on market $100,000 Active 107 DOM
3. 2026-06-16
   days on market $100,000 Active 106 DOM
4. 2026-06-15
   days on market $100,000 Active 105 DOM
5. 2026-06-14
   days on market $100,000 Active 103 DOM
6. 2026-06-13
   days on market $100,000 Active 102 DOM
7. 2026-06-10
   days on market $100,000 Active 100 DOM
8. 2026-06-09
   days on market $100,000 Active 99 DOM
9. 2026-06-08
   days on market $100,000 Active 98 DOM
10. 2026-06-07
    days on market $100,000 Active 97 DOM
11. 2026-06-05
    days on market $100,000 Active 94 DOM
12. 2026-06-03
    days on market $100,000 Active 93 DOM
13. 2026-06-02
    days on market $100,000 Active 92 DOM
14. 2026-06-01
    days on market $100,000 Active 91 DOM
15. 2026-05-31
    days on market $100,000 Active 90 DOM
16. 2026-05-30
    days on market $100,000 Active 89 DOM
17. 2026-05-06
    status Active 156-char remark

    Show marketing remark (156 chars)

    INVESTOR ALERT -CASH -FLOW BONANZA (TENANT IN PLACE ) Unlock immediate income on day one. . no delays . no rehab . buy and hold . portfolio addition

18. 2026-03-23
    status Active 156-char remark

    Show marketing remark (156 chars)

    INVESTOR ALERT -CASH -FLOW BONANZA (TENANT IN PLACE ) Unlock immediate income on day one. . no delays . no rehab . buy and hold . portfolio addition

19. 2026-03-11
    status Pending 156-char remark

    Show marketing remark (156 chars)

    INVESTOR ALERT -CASH -FLOW BONANZA (TENANT IN PLACE ) Unlock immediate income on day one. . no delays . no rehab . buy and hold . portfolio addition

20. 2026-03-11
    historical 156-char remark

    Show marketing remark (156 chars)

    INVESTOR ALERT -CASH -FLOW BONANZA (TENANT IN PLACE ) Unlock immediate income on day one. . no delays . no rehab . buy and hold . portfolio addition

21. 2026-01-05
    listed $100,000 Active 156-char remark

    Show marketing remark (156 chars)

    INVESTOR ALERT -CASH -FLOW BONANZA (TENANT IN PLACE ) Unlock immediate income on day one. . no delays . no rehab . buy and hold . portfolio addition

22. 2024-02-29
    soldstatus Closed 272-char remark

    Show marketing remark (272 chars)

    Previously renovated home in Woodville Heights area. Much of the hard work has been done for you! Photos from previous marketing period. Big home with large bedrooms and two full baths. Large, private lot - potential plus! Make it your own or make it your next investment!

23. 2024-02-27
    soldstatus
24. 2024-02-06
    status Pending 272-char remark

    Show marketing remark (272 chars)

    Previously renovated home in Woodville Heights area. Much of the hard work has been done for you! Photos from previous marketing period. Big home with large bedrooms and two full baths. Large, private lot - potential plus! Make it your own or make it your next investment!

25. 2024-01-31
    status Active 272-char remark

    Show marketing remark (272 chars)

    Previously renovated home in Woodville Heights area. Much of the hard work has been done for you! Photos from previous marketing period. Big home with large bedrooms and two full baths. Large, private lot - potential plus! Make it your own or make it your next investment!

26. 2024-01-25
    status Pending 272-char remark

    Show marketing remark (272 chars)

    Previously renovated home in Woodville Heights area. Much of the hard work has been done for you! Photos from previous marketing period. Big home with large bedrooms and two full baths. Large, private lot - potential plus! Make it your own or make it your next investment!

27. 2024-01-17
    status Active 272-char remark

    Show marketing remark (272 chars)

    Previously renovated home in Woodville Heights area. Much of the hard work has been done for you! Photos from previous marketing period. Big home with large bedrooms and two full baths. Large, private lot - potential plus! Make it your own or make it your next investment!

28. 2023-12-12
    status Pending 272-char remark

    Show marketing remark (272 chars)

    Previously renovated home in Woodville Heights area. Much of the hard work has been done for you! Photos from previous marketing period. Big home with large bedrooms and two full baths. Large, private lot - potential plus! Make it your own or make it your next investment!

29. 2023-12-07
    listed $50,000 Active 272-char remark

    Show marketing remark (272 chars)

    Previously renovated home in Woodville Heights area. Much of the hard work has been done for you! Photos from previous marketing period. Big home with large bedrooms and two full baths. Large, private lot - potential plus! Make it your own or make it your next investment!

30. 2023-11-19
    historical $1,175
31. 2023-11-07
    price $1,175
32. 2023-10-11
    listed $1,225
33. 2023-09-04
    historical $1,225
34. 2023-09-01
    listed $1,225
35. 2019-03-15
    soldstatus
36. 2019-01-11
    listed $72,500
37. 2017-06-02
    soldstatus
38. 2004-02-10
    soldstatus
39. 1967-09-05
    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: $1,615 · $135/mo
• Projected year-2 tax: $1,615 · $135/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 2/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,958
• − Mortgage interest: −$5,602
• − Property taxes: −$1,615
• − Insurance: −$500
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$2,909
• Taxable income: $2,780
• Est. tax owed @ 24.0%: −$667
• After-tax cash flow: $3,532/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): 25,659
• 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

+37.9% since first listed

23 events — show timeline

• 2026-05-06 Relisted — MLSU
• 2026-03-23 Relisted — MLSU
• 2026-03-11 Pending — MLSU
• 2026-03-11 Listing Removed — MLSU
• 2026-01-05 Listed $100,000 MLSU
• 2024-02-29 Sold (MLS) — MLSU
• 2024-02-27 Sold (Public Records) — Public Records
• 2024-02-06 Pending — MLSU
• 2024-01-31 Relisted — MLSU
• 2024-01-25 Pending — MLSU
• 2024-01-17 Relisted — MLSU
• 2023-12-12 Pending — MLSU
• 2023-12-07 Listed $50,000 MLSU
• 2023-11-19 Rental Removed $1,175 RENTLY
• 2023-11-07 Price Changed $1,175 RENTLY
• 2023-10-11 Listed for Rent $1,225 RENTLY
• 2023-09-04 Rental Removed $1,225 RENTLY
• 2023-09-01 Listed for Rent $1,225 RENTLY
• 2019-03-15 Sold (MLS) — MLSU
• 2019-01-11 Listed $72,500 MLSU
• 2017-06-02 Sold (Public Records) — Public Records
• 2004-02-10 Sold (Public Records) — Public Records
• 1967-09-05 Sold (Public Records) — Public Records

Property tax history

+0.0%/yr

Latest (2025): $1,615 · +1.6% YoY. Source: county tax records.