3704 Hines Ave · Jackson, MS 39212

$34,500

2 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 54 Days on market

Built 1958 10,454 sqft lot Est $51k · 32% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity! 2 bed, 1 bath all-electric home situated on a corner lot with a large partially fenced backyard. Major updates include a roof and indoor/outdoor A/C system replaced in 2022 offering added value and peace of mind. Ideal for investors looking to add to their portfolio or generate rental income. Competitively priced for a quick sale.

Key facts

• Corner lot
• Roof replaced
• 0.24 acre lot

Tags

• CORNER LOT
• PARTIALLY FENCED BACKYARD
• ROOF REPLACED

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available and connected
• Home design: Single-family residence (house); One story; Fixer condition
• Construction: Siding construction; Asphalt shingle roof; Conventional foundation; Built in public-record year
• Exterior features: Back yard; Chain-link fencing; City lot

Interior

• Kitchen: Electric range
• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Deadbolt locks; Aluminum window frames
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $33k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.3% 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: 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: Marshall Elementary School (math 2% / reading 17%, grade F, #319 of 375 statewide, top 88%, 207 students, 100% FRL); Whitten Middle School (math 4% / reading 11%, grade F, #168 of 179 statewide, top 94%, 338 students, 100% FRL); Wingfield High School (math 7% / reading 12%, grade F, #179 of 197 statewide, top 92%, 608 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 21 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $239 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 23y ago; this cycle's ask has dropped $5k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $33,465 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.22% ✓
• Cap rate: 27.29%
• Cash-on-cash: 74.98%
• DSCR: 4.34
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $50,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 S Sunset Ter	0.27mi	3/1.0 (+1)	1,172 (-1%)	12mo	$49,875	$43	71
3513 Hines St	0.28mi	3/2.0 (+1)	1,132 (-4%)	1mo	$45,000	$40	70
136 N Sunset Ter	0.27mi	2/1.0	1,233 (+4%)	12mo	$60,000	$49	70
144 Neatherwood Dr	0.34mi	3/1.0 (+1)	1,205 (+2%)	14mo	$89,000	$74	64
280 Savanna St	0.25mi	3/1.0 (+1)	1,027 (-13%)	1mo	$16,900	$16	61
3940 Beaufort St	0.45mi	2/1.0	1,004 (-15%)	1mo	$14,500	$14	53
362 E Leavell Woods Dr	0.54mi	3/1.0 (+1)	1,080 (-8%)	4mo	$30,000	$28	52
245 Wildwood Ter	0.55mi	3/1.5 (+1)	1,252 (+6%)	8mo	$136,000	$109	50
402 Savanna St	0.45mi	3/2.0 (+1)	1,071 (-9%)	6mo	$65,000	$61	50
3408 N Southland Dr	0.65mi	3/1.0 (+1)	1,313 (+11%)	9mo	$25,000	$19	39
245 Sykes Rd	0.39mi	3/1.5 (+1)	1,008 (-15%)	15mo	$35,500	$35	38
301 Cooper Rd	0.60mi	3/2.0 (+1)	1,008 (-15%)	5mo	$82,000	$81	35

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: 76.3%
• Equity multiple: 4.55×
• Total profit: $34,282
• Equity at exit: $5,144

10-year hold

• IRR: 80.3%
• Equity multiple: 9.84×
• Total profit: $85,363
• Equity at exit: $2,983

Cash invested: $9,660 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,111 high
• Mortgage (P&I): −$181
• Tax from tax record: −$79 /mo · $942/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $604

Break-even live

Break-even rent $347

Max offer price $34,500

Occupancy floor 41%

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: $8,625
• Closing costs: $1,035
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	23d	1	0.17mi
230 Savanna St Jackson, MS	2.0	1.0	782	$795	$1.02	43d	1	0.29mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	21d	1	0.29mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	13d	1	0.32mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	23d	1	0.32mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	13d	1	0.36mi
3875 Interstate 55 Jackson, MS	1.0–2.0	1.5	800	$1,100	$1.38	13d	1	0.53mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	0.57mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	21d	1	0.62mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	0.79mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	0.79mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	0.85mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	0.85mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	0.90mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	0.93mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	13d	1	0.97mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	0.97mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	1.14mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	1.35mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	1.44mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	1.47mi

Listing history 49 events

1. 2026-06-17
   status $34,500 Pending 54 DOM
2. 2026-06-16
   days on market $34,500 Active 54 DOM
3. 2026-06-15
   days on market $34,500 Active 53 DOM
4. 2026-06-14
   days on market $34,500 Active 51 DOM
5. 2026-06-13
   days on market $34,500 Active 50 DOM
6. 2026-06-10
   days on market $34,500 Active 48 DOM
7. 2026-06-09
   days on market $34,500 Active 47 DOM
8. 2026-06-08
   days on market $34,500 Active 46 DOM
9. 2026-06-07
   days on market $34,500 Active 45 DOM
10. 2026-06-05
    days on market $34,500 Active 42 DOM
11. 2026-06-03
    days on market $34,500 Active 41 DOM
12. 2026-06-02
    days on market $34,500 Active 40 DOM
13. 2026-06-01
    days on market $34,500 Active 39 DOM
14. 2026-05-31
    days on market $34,500 Active 38 DOM
15. 2026-05-30
    days on market $34,500 Active 37 DOM
16. 2026-05-21
    status Active
17. 2026-04-24
    status Pending
18. 2026-04-13
    price $34,500
19. 2026-04-08
    price $36,900
20. 2026-03-27
    listed $39,500 Active
21. 2026-02-26
    status Pending
22. 2026-02-25
    historical
23. 2026-02-23
    listed $40,000 Active
24. 2023-09-26
    historical
25. 2023-09-26
    status Pending
26. 2023-09-05
    status Active
27. 2023-08-21
    status Pending
28. 2023-08-14
    price $42,000
29. 2023-07-09
    status Active
30. 2023-06-15
    status Pending
31. 2023-06-12
    listed $44,000 Active
32. 2022-04-04
    price $650
33. 2022-02-08
    historical
34. 2021-12-17
    listed $29,995 Active
35. 2021-03-19
    soldstatus
36. 2021-03-17
    soldstatus
37. 2020-08-04
    listed $24,000
38. 2014-06-05
    soldstatus
39. 2008-08-05
    soldstatus
40. 2008-07-15
    soldstatus
41. 2008-05-01
    historical
42. 2008-04-24
    listed $24,500
43. 2007-07-24
    listed $70,000
44. 2004-02-23
    soldstatus
45. 2003-10-24
    soldstatus
46. 2003-10-17
    soldstatus
47. 2003-07-30
    listed $13,900
48. 1995-04-20
    soldstatus
49. 1994-11-30
    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: $942 · $79/mo
• Projected year-2 tax: $942 · $79/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 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: $13,327
• − Mortgage interest: −$1,933
• − Property taxes: −$942
• − Insurance: −$172
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$1,004
• Taxable income: $7,144
• Est. tax owed @ 24.0%: −$1,715
• After-tax cash flow: $5,528/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

+148.2% since first listed

34 events — show timeline

• 2026-05-21 Relisted — MLSU
• 2026-04-24 Pending — MLSU
• 2026-04-13 Price Changed $34,500 MLSU
• 2026-04-08 Price Changed $36,900 MLSU
• 2026-03-27 Listed $39,500 MLSU
• 2026-02-26 Pending — MLSU
• 2026-02-25 Listing Removed — MLSU
• 2026-02-23 Listed $40,000 MLSU
• 2023-09-26 Listing Removed — MLSU
• 2023-09-26 Pending — MLSU
• 2023-09-05 Relisted — MLSU
• 2023-08-21 Pending — MLSU
• 2023-08-14 Price Changed $42,000 MLSU
• 2023-07-09 Relisted — MLSU
• 2023-06-15 Pending — MLSU
• 2023-06-12 Listed $44,000 MLSU
• 2022-04-04 Price Changed $650 RENT.
• 2022-02-08 Listing Removed — MLSU
• 2021-12-17 Listed $29,995 MLSU
• 2021-03-19 Sold (Public Records) — Public Records
• 2021-03-17 Sold (MLS) — MLSU
• 2020-08-04 Listed $24,000 MLSU
• 2014-06-05 Sold (Public Records) — Public Records
• 2008-08-05 Sold (MLS) — MLSU
• 2008-07-15 Sold (Public Records) — Public Records
• 2008-05-01 Listing Removed — MLSU
• 2008-04-24 Listed $24,500 MLSU
• 2007-07-24 Listed $70,000 MLSU
• 2004-02-23 Sold (Public Records) — Public Records
• 2003-10-24 Sold (MLS) — MLSU
• 2003-10-17 Sold (Public Records) — Public Records
• 2003-07-30 Listed $13,900 MLSU
• 1995-04-20 Sold (Public Records) — Public Records
• 1994-11-30 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $942 · +3.1% YoY. Source: county tax records.