1984 Shady Lane Dr · Jackson, MS 39204

$70,000

3 bd · 2.0 ba · 1,066 sqft · SingleFamily public records · 37 Days on market

Built 1955 0.34 ac lot $66/sqft · 33% above area Est $53k · 33% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks

Investment opportunity in South Jackson. According to public records, this property is a single-family home offering approximately 4 bedrooms and 2 bathrooms. Property is being sold as-is. Seller and listing agent have not personally inspected the interior of the property and make no representations or warranties regarding condition, dimensions, square footage, lease terms, or any information contained in the MLS. Buyer is responsible for independently verifying all information deemed important. Any lease documents currently available will be attached in the MLS. Showings require a minimum 24-hour notice to coordinate with tenants. Due to limited access, buyer is encouraged to submit any of

Key facts

• 0.34 acre lot
• Parking
• Built 1955

Property features AI

Finance

• Other: Lot about 0.34 acre

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Single-family house; One story
• Construction: Siding exterior; Conventional foundation; Built (year reported in public records)
• Exterior features: Shingle roof

Interior

• Kitchen: Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Refrigerator included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: Wilkins Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 316 students, 100% FRL); Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 students, 100% FRL); Jim Hill High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 908 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k 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 + 8.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.75% ✓
• Cap rate: 14.68%
• Cash-on-cash: 29.94%
• DSCR: 2.33
• GRM: 4.8

CMA / ARV

• ARV (median comp): $52,516
• List price: $70,000
• Delta: 33.29%
• 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
1918 Elaine St	0.39mi	3/1.5	1,092 (+2%)	8mo	$85,000	$78	69
1319 Dorgan St	0.51mi	3/2.0	1,131 (+6%)	1mo	$65,000	$57	65
1725 Camellia Ln	0.44mi	3/1.5	1,134 (+6%)	3mo	$40,000	$35	64
1904 Willaneel Dr	0.46mi	2/1.0 (-1)	1,091 (+2%)	6mo	$15,000	$14	60
1723 Casteel Dr	0.43mi	3/1.0	1,161 (+9%)	7mo	$55,000	$47	55
1906 Shamrock Dr	0.53mi	3/1.5	1,156 (+8%)	5mo	$59,000	$51	55
2023 Paden St	0.65mi	3/1.0	1,111 (+4%)	6mo	$31,999	$29	54
1034 Dorgan St	0.45mi	4/2.0 (+1)	964 (-10%)	10mo	$24,900	$26	50
1275 Dorgan St	0.49mi	3/2.0	1,219 (+14%)	8mo	$70,000	$57	47
1399 Dorgan St	0.59mi	3/2.0	1,174 (+10%)	10mo	$118,500	$101	47
936 Winn St	0.61mi	3/2.5	1,196 (+12%)	6mo	$44,500	$37	44
732 Monterey St	0.58mi	3/1.0	1,189 (+12%)	9mo	$35,000	$29	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 50.1%
• Equity multiple: 4.87×
• Total profit: $75,766
• Equity at exit: $63,062

10-year hold

• IRR: 45.9%
• Equity multiple: 11.95×
• Total profit: $214,711
• Equity at exit: $135,995

Cash invested: $19,600 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$367
• Tax from tax record: −$83 /mo · $1,001/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $489

Break-even live

Break-even rent $607

Max offer price $70,000

Occupancy floor 55%

Sensitivity live

Price	-10% $529	-5% $509	+0% $489	+5% $469	+10% $449
Rent	-10% $392	-5% $441	+0% $489	+5% $537	+10% $586
Rate	-1.0pp $524	-0.5pp $507	base $489	+0.5pp $471	+1.0pp $452

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	0.43mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	0.43mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	14d	1	0.50mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	0.80mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	0.80mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	0.85mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	0.85mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	0.86mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	0.90mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	14d	1	1.03mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	1.07mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	44d	1	1.10mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	1.13mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	1.19mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	1.25mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	44d	18	1.31mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.38mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	1.42mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	1.42mi

Listing history 27 events

1. 2026-06-18
   days on market $70,000 Active 37 DOM
2. 2026-06-17
   days on market $70,000 Active 36 DOM
3. 2026-06-16
   days on market $70,000 Active 35 DOM
4. 2026-06-15
   days on market $70,000 Active 34 DOM
5. 2026-06-14
   days on market $70,000 Active 32 DOM
6. 2026-06-13
   days on market $70,000 Active 31 DOM
7. 2026-06-10
   days on market $70,000 Active 29 DOM
8. 2026-06-09
   days on market $70,000 Active 28 DOM
9. 2026-06-08
   days on market $70,000 Active 27 DOM
10. 2026-06-07
    days on market $70,000 Active 26 DOM
11. 2026-06-05
    days on market $70,000 Active 23 DOM
12. 2026-06-03
    days on market $70,000 Active 22 DOM
13. 2026-06-02
    days on market $70,000 Active 21 DOM
14. 2026-06-01
    days on market $70,000 Active 20 DOM
15. 2026-05-31
    days on market $70,000 Active 19 DOM
16. 2026-05-30
    days on market $70,000 Active 18 DOM
17. 2026-05-12
    listed $70,000 Active 763-char remark
18. 2021-10-02
    historical
19. 2021-10-01
    historical
20. 2017-02-14
    soldstatus
21. 2013-09-09
    soldstatus
22. 2007-10-21
    listed $85,500
23. 2007-05-09
    soldstatus
24. 2006-12-21
    soldstatus
25. 2006-12-20
    listed $45,000
26. 1991-02-05
    soldstatus
27. 1982-02-05
    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: $1,001 · $83/mo
• Projected year-2 tax: $1,001 · $83/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 6 d/yr ≥108°F today · 17 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: $14,715
• − Mortgage interest: −$3,921
• − Property taxes: −$1,001
• − Insurance: −$350
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,036
• Taxable income: $5,051
• Est. tax owed @ 24.0%: −$1,212
• After-tax cash flow: $4,656/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): 13,249
• Household income: $30,237
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 1099.0

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 5% Two or more races 4% Hispanic / Latino 3%
• Foreign-born: 2% · 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: ▲ 17.25%
• Current HPI: 233.9061
• Rent YoY: ▲ 13.56%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+55.6% since first listed

11 events — show timeline

• 2026-05-12 Listed $70,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2017-02-14 Sold (Public Records) — Public Records
• 2013-09-09 Sold (Public Records) — Public Records
• 2007-10-21 Listed $85,500 MLSU
• 2007-05-09 Sold (Public Records) — Public Records
• 2006-12-21 Sold (Public Records) — Public Records
• 2006-12-20 Listed $45,000 MLSU
• 1991-02-05 Sold (Public Records) — Public Records
• 1982-02-05 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,001 · +0.4% YoY. Source: county tax records.