601 W Hill Dr · Jackson, MS 39209

$115,000

3 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 94 Days on market

Built 1970 8,712 sqft lot

---

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 +26.2/30.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Investment opportunity in Westover! Four-sided brick ranch with 2 full bathrooms in addition to the well-sized bedrooms. Easy access for commuters. Close to shopping and restaurants.

Key facts

• Quiet street
• New flooring
• Westover subdivision

Tags

• RANCH STYLE
• NEW FLOORING
• NEW APPLIANCES
• QUIET STREET
• WESTOVER SUBDIVISION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

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 $115k).
• Recommended offer: $105k (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: 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: John Hopkins Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 280 students, 100% FRL); Provine High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 774 students, 100% FRL).
• Market conditions: 165 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k 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 + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago; this cycle's ask is 8579% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1970 — 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: 1.14% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $58,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
663 Queen Julianna Ln	0.25mi	3/1.5	1,042 (+3%)	2mo	$42,000	$40	81
356 Queen Isabella Ln	0.43mi	3/1.5	996 (-1%)	6mo	$60,000	$60	73
5680 Queen Mary Ln	0.25mi	3/1.5	1,013 (+0%)	20mo	$70,000	$69	71
513 Lowder Dr	0.13mi	3/1.5	1,048 (+4%)	23mo	$55,000	$52	68
331 Queen Margaret Ln	0.51mi	3/1.5	1,027 (+2%)	7mo	$59,900	$58	68
346 Queen Theresa Ln	0.57mi	3/1.0	1,056 (+5%)	4mo	$64,600	$61	60
326 Queen Margaret Lane Ln	0.52mi	3/1.0	1,029 (+2%)	20mo	$79,900	$78	54
344 Melba Hill Dr	0.45mi	3/1.5	1,084 (+8%)	19mo	$90,000	$83	50
135 W Lane Dr	0.33mi	3/1.5	1,105 (+10%)	24mo	$33,900	$31	49
632 Queen Julianna Ln	0.28mi	3/2.0	1,140 (+13%)	18mo	$40,000	$35	48
355 Queen Catherine Ln	0.56mi	3/1.0	1,096 (+9%)	17mo	$50,000	$46	43
5315 Queen Christina Ln	0.47mi	3/1.5	1,117 (+11%)	23mo	$35,000	$31	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 3.52×
• Total profit: $81,297
• Equity at exit: $103,601

10-year hold

• IRR: 27.9%
• Equity multiple: 7.98×
• Total profit: $224,695
• Equity at exit: $223,420

Cash invested: $32,200 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$93 /mo · $1,110/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $293

Break-even live

Break-even rent $941

Max offer price $115,000

Occupancy floor 73%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5629 Queen Mary Ln Jackson, MS	3.0	2.0	1272	$1,395	$1.10	13d	1	0.30mi
5301 Queen Mary Ln Jackson, MS	4.0	2.0	1100	$1,338	$1.22	13d	1	0.75mi

Listing history 19 events

1. 2026-04-08
   status Pending
2. 2026-03-13
   status Active
3. 2026-02-24
   status Pending
4. 2026-02-12
   status Active
5. 2026-01-19
   status Pending
6. 2025-12-10
   listed $1,325
7. 2025-12-09
   historical $1,325
8. 2025-11-24
   listed $115,000 Active
9. 2025-07-19
   listed $1,325
10. 2025-07-19
    historical $1,310
11. 2025-07-18
    listed $1,310
12. 2025-02-18
    historical $1,310
13. 2025-01-18
    listed $1,310
14. 2024-12-16
    status Pending 182-char remark

    Show marketing remark (182 chars)

    Investment opportunity in Westover! Four-sided brick ranch with 2 full bathrooms in addition to the well-sized bedrooms. Easy access for commuters. Close to shopping and restaurants.

15. 2024-12-03
    soldstatus Closed 182-char remark

    Show marketing remark (182 chars)

    Investment opportunity in Westover! Four-sided brick ranch with 2 full bathrooms in addition to the well-sized bedrooms. Easy access for commuters. Close to shopping and restaurants.

16. 2024-11-12
    status Pending 182-char remark

    Show marketing remark (182 chars)

    Investment opportunity in Westover! Four-sided brick ranch with 2 full bathrooms in addition to the well-sized bedrooms. Easy access for commuters. Close to shopping and restaurants.

17. 2024-10-22
    listed $65,000 Active 182-char remark

    Show marketing remark (182 chars)

    Investment opportunity in Westover! Four-sided brick ranch with 2 full bathrooms in addition to the well-sized bedrooms. Easy access for commuters. Close to shopping and restaurants.

18. 1984-11-01
    soldstatus
19. 1984-11-01
    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: $1,110 · $93/mo
• Projected year-2 tax: $1,110 · $93/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 ≥109°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: $15,748
• − Mortgage interest: −$6,442
• − Property taxes: −$1,110
• − Insurance: −$575
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$3,345
• Taxable income: $1,756
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $3,097/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-98.0% since first listed

19 events — show timeline

• 2026-04-08 Pending — MLSU
• 2026-03-13 Relisted — MLSU
• 2026-02-24 Pending — MLSU
• 2026-02-12 Relisted — MLSU
• 2026-01-19 Pending — MLSU
• 2025-12-10 Listed for Rent $1,325 RENTALBEAST
• 2025-12-09 Rental Removed $1,325 MLSU
• 2025-11-24 Listed $115,000 MLSU
• 2025-07-19 Listed for Rent $1,325 MLSU
• 2025-07-19 Rental Removed $1,310 RENTALBEAST
• 2025-07-18 Listed for Rent $1,310 RENTALBEAST
• 2025-02-18 Rental Removed $1,310 MLSU
• 2025-01-18 Listed for Rent $1,310 MLSU
• 2024-12-16 Pending — MLSU
• 2024-12-03 Sold (MLS) — MLSU
• 2024-11-12 Pending — MLSU
• 2024-10-22 Listed $65,000 MLSU
• 1984-11-01 Sold (Public Records) — Public Records
• 1984-11-01 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,110 · +3.3% YoY. Source: county tax records.