217 Shiloh Dr · Jackson, MS 39212

$40,000

3 bd · 1.0 ba · 1,053 sqft · SingleFamily public records · 217 Days on market

Built 1970 0.50 ac lot $38/sqft · 38% above area Est $29k · 38% over ↓ 13% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This is a prime investment Unit. Ideal for Hurricane home , ETC:

Key facts

• 0.5 acre lot
• Parking
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.3% 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: 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 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 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: 2.98% ✓
• Cap rate: 25.33%
• Cash-on-cash: 67.98%
• DSCR: 4.02
• GRM: 2.8

CMA / ARV

• ARV (median comp): $29,018
• List price: $40,000
• Delta: 37.84%
• 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
218 Hilliyard Ct	0.29mi	3/1.0	980 (-7%)	4mo	$24,900	$25	72
167 Treehaven Dr	0.29mi	3/2.0	1,151 (+9%)	1mo	$39,500	$34	66
3008 Woodbine St	0.62mi	3/1.0	1,070 (+2%)	6mo	$3,500	$3	63
362 E Leavell Woods Dr	0.73mi	3/1.0	1,080 (+3%)	4mo	$30,000	$28	58
145 E Santa Clair St	0.07mi	4/2.0 (+1)	1,176 (+12%)	17mo	$70,000	$60	54
111 Cooper Rd	0.65mi	3/1.0	980 (-7%)	13mo	$75,000	$77	47
2836 Woodbine St	0.74mi	3/2.0	1,012 (-4%)	11mo	$33,500	$33	45
267 Woody Dr	0.64mi	3/1.5	1,165 (+11%)	8mo	$38,000	$33	44
201 W Santa Clair St	0.39mi	2/1.0 (-1)	1,182 (+12%)	16mo	$60,000	$51	43
2914 Barwood Dr	0.72mi	3/2.0	1,116 (+6%)	13mo	$49,900	$45	42
2524 Coronet Pl	0.73mi	3/1.0	1,190 (+13%)	3mo	$30,000	$25	41
312 E E Leavell Woods Dr	0.72mi	4/2.0 (+1)	1,153 (+10%)	9mo	$50,000	$43	34

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: 68.8%
• Equity multiple: 4.17×
• Total profit: $35,457
• Equity at exit: $5,964

10-year hold

• IRR: 73.3%
• Equity multiple: 8.98×
• Total profit: $89,338
• Equity at exit: $3,458

Cash invested: $11,200 (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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,192 high
• Mortgage (P&I): −$210
• Tax from tax record: −$81 /mo · $966/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $634

Break-even live

Break-even rent $389

Max offer price $40,000

Occupancy floor 42%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	13d	1	0.41mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	0.41mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	43d	18	0.56mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	0.66mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	0.71mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	0.71mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	0.90mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	23d	1	0.96mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	13d	1	0.96mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	0.99mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	1.01mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	1.02mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	23d	1	1.04mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.08mi
3875 Interstate 55 Jackson, MS	1.0–2.0	1.5	800	$1,100	$1.38	13d	1	1.12mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	1.13mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	21d	1	1.31mi
230 Savanna St Jackson, MS	2.0	1.0	782	$795	$1.02	43d	1	1.34mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	1.37mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	13d	1	1.41mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	1.41mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	1.42mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	1.44mi

Listing history 28 events

1. 2026-06-18
   days on market $40,000 Active 217 DOM
2. 2026-06-17
   days on market $40,000 Active 216 DOM
3. 2026-06-16
   days on market $40,000 Active 215 DOM
4. 2026-06-15
   days on market $40,000 Active 214 DOM
5. 2026-06-14
   days on market $40,000 Active 212 DOM
6. 2026-06-13
   days on market $40,000 Active 211 DOM
7. 2026-06-10
   days on market $40,000 Active 209 DOM
8. 2026-06-09
   days on market $40,000 Active 208 DOM
9. 2026-06-08
   days on market $40,000 Active 207 DOM
10. 2026-06-07
    days on market $40,000 Active 206 DOM
11. 2026-06-05
    days on market $40,000 Active 203 DOM
12. 2026-06-03
    days on market $40,000 Active 202 DOM
13. 2026-06-02
    days on market $40,000 Active 201 DOM
14. 2026-06-01
    days on market $40,000 Active 200 DOM
15. 2026-05-31
    days on market $40,000 Active 199 DOM
16. 2026-05-30
    days on market $40,000 Active 198 DOM
17. 2026-05-02
    status Active 64-char remark

    Show marketing remark (64 chars)

    This is a prime investment Unit. Ideal for Hurricane home , ETC:

18. 2026-04-30
    historical 64-char remark

    Show marketing remark (64 chars)

    This is a prime investment Unit. Ideal for Hurricane home , ETC:

19. 2025-12-10
    price $40,000 64-char remark

    Show marketing remark (64 chars)

    This is a prime investment Unit. Ideal for Hurricane home , ETC:

20. 2025-11-11
    listed $46,000 Active 64-char remark

    Show marketing remark (64 chars)

    This is a prime investment Unit. Ideal for Hurricane home , ETC:

21. 2021-05-24
    soldstatus
22. 2020-09-10
    soldstatus
23. 2019-08-22
    soldstatus
24. 2018-03-30
    soldstatus
25. 2015-06-17
    soldstatus
26. 1999-05-14
    soldstatus
27. 1994-11-15
    soldstatus
28. 1981-07-22
    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: $966 · $81/mo
• Projected year-2 tax: $966 · $81/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 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: $14,300
• − Mortgage interest: −$2,241
• − Property taxes: −$966
• − Insurance: −$200
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$1,164
• Taxable income: $7,441
• Est. tax owed @ 24.0%: −$1,786
• After-tax cash flow: $5,828/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

-13.0% since first listed

12 events — show timeline

• 2026-05-02 Relisted — MLSU
• 2026-04-30 Listing Removed — MLSU
• 2025-12-10 Price Changed $40,000 MLSU
• 2025-11-11 Listed $46,000 MLSU
• 2021-05-24 Sold (Public Records) — Public Records
• 2020-09-10 Sold (Public Records) — Public Records
• 2019-08-22 Sold (Public Records) — Public Records
• 2018-03-30 Sold (Public Records) — Public Records
• 2015-06-17 Sold (Public Records) — Public Records
• 1999-05-14 Sold (Public Records) — Public Records
• 1994-11-15 Sold (Public Records) — Public Records
• 1981-07-22 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $966 · +1.9% YoY. Source: county tax records.