2229 Scanlon Dr · Jackson, MS 39204

$125,000

4 bd · 2.0 ba · 1,651 sqft · SingleFamily public records · 37 Days on market

Built 1973 0.33 ac lot $76/sqft · 25% above area Est $100k · 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 +20.0/30.0
• Appreciation +10.0/10.0
• DSCR +6.3/10.0
• 1% rule +5.7/10.0
• 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 MLS

Come see this 4br/2ba with an open floor plan that is spacious with two living areas. Sold in as is condition. Call your agent today!

Key facts

• 0.33 acre lot
• Garage
• Built 1973

Property features AI

Exterior

• Parking: Attached garage; 2-space carport
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; House; One level
• Construction: Brick construction; Shingle roof; Slab foundation; Built (year from public records)
• Exterior features: Slab patio/porch; City lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace in the living room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 9.9% in Jackson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); Wingfield High School (math 7% / reading 12%, grade F, #179 of 197 statewide, top 92%, 608 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,335/mo this rent would consume 53% of the median local household income ($30k/yr) (locally 1099% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $13k of equity ($864 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 + 8.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k 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 ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (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 1973 — 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: 1.07% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.23
• GRM: 7.8

CMA / ARV

• ARV (median comp): $100,133
• List price: $125,000
• Delta: 24.83%
• 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
2229 Scanlon Dr	0.00mi	4/2.0	1,651 (0%)	8mo	$94,900	$57	94
210 Lea Cir	0.32mi	3/1.5 (-1)	1,544 (-6%)	8mo	$29,900	$19	61
1136 Killarney St	0.75mi	4/2.0	1,608 (-3%)	1mo	$45,500	$28	60
1732 Southhaven Cir	0.57mi	3/2.0 (-1)	1,675 (+2%)	8mo	$62,500	$37	59
125 Wingfield Ct	0.40mi	4/2.0	1,797 (+9%)	11mo	$77,000	$43	57
2232 Breckinridge Rd	0.36mi	3/2.0 (-1)	1,794 (+9%)	9mo	$85,000	$47	56
2318 Breckinridge Rd	0.41mi	3/2.0 (-1)	1,518 (-8%)	11mo	$27,500	$18	54
941 Dorgan St	0.74mi	3/2.0 (-1)	1,644 (-0%)	11mo	$35,000	$21	51
2081 Shady Lane Dr	0.42mi	3/2.0 (-1)	1,420 (-14%)	4mo	$12,000	$8	49
1945 Camellia Ln	0.63mi	3/2.0 (-1)	1,525 (-8%)	5mo	$62,900	$41	49
1941 Catalina Dr	0.59mi	3/1.5 (-1)	1,458 (-12%)	1mo	$85,000	$58	45
1618 Kentwood Dr	0.75mi	3/2.0 (-1)	1,427 (-14%)	8mo	$73,000	$51	30

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: 30.2%
• Equity multiple: 3.43×
• Total profit: $84,977
• Equity at exit: $112,610

10-year hold

• IRR: 27.8%
• Equity multiple: 8.43×
• Total profit: $260,095
• Equity at exit: $242,848

Cash invested: $35,000 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,335 high
• Mortgage (P&I): −$656
• Tax from tax record: −$193 /mo · $2,316/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $154

Break-even live

Break-even rent $1,140

Max offer price $125,000

Occupancy floor 83%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 37 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	14d	1	0.29mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.29mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.34mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	0.34mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	14d	1	0.36mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	0.36mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	23d	1	0.41mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	0.44mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	0.56mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	0.56mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	0.65mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	14d	1	0.74mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	14d	1	0.76mi
1641 Woodburn St Jackson, MS	5.0	2.0	1300	$1,812	$1.39	14d	1	0.88mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	0.90mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	0.94mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	14d	1	0.94mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	0.94mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	14d	1	0.95mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	1.04mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	1.04mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	1.06mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.08mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	1.12mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	1.14mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	1.16mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	1.20mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	44d	1	1.21mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	14d	1	1.25mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	14d	1	1.27mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	44d	1	1.27mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	1.27mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	44d	1	1.28mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	1.28mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	1.29mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	1.31mi
2010 Chadwick Dr Jackson, MS	3.0	2.0	1275	$1,145	$0.90	44d	1	1.38mi

Listing history 35 events

1. 2026-06-18
   days on market $125,000 Active 37 DOM
2. 2026-06-17
   days on market $125,000 Active 36 DOM
3. 2026-06-16
   days on market $125,000 Active 35 DOM
4. 2026-06-15
   days on market $125,000 Active 34 DOM
5. 2026-06-14
   days on market $125,000 Active 32 DOM
6. 2026-06-13
   days on market $125,000 Active 31 DOM
7. 2026-06-10
   days on market $125,000 Active 29 DOM
8. 2026-06-09
   days on market $125,000 Active 28 DOM
9. 2026-06-08
   days on market $125,000 Active 27 DOM
10. 2026-06-07
    days on market $125,000 Active 26 DOM
11. 2026-06-05
    days on market $125,000 Active 23 DOM
12. 2026-06-03
    days on market $125,000 Active 22 DOM
13. 2026-06-02
    days on market $125,000 Active 21 DOM
14. 2026-06-01
    days on market $125,000 Active 20 DOM
15. 2026-05-31
    days on market $125,000 Active 19 DOM
16. 2026-05-30
    days on market $125,000 Active 18 DOM
17. 2026-05-12
    listed $125,000 Active 139-char remark
18. 2025-10-28
    soldstatus Closed 133-char remark

    Show marketing remark (133 chars)

    Come see this 4br/2ba with an open floor plan that is spacious with two living areas. Sold in as is condition. Call your agent today!

19. 2025-08-28
    status Pending 133-char remark

    Show marketing remark (133 chars)

    Come see this 4br/2ba with an open floor plan that is spacious with two living areas. Sold in as is condition. Call your agent today!

20. 2025-08-19
    price $94,900 133-char remark

    Show marketing remark (133 chars)

    Come see this 4br/2ba with an open floor plan that is spacious with two living areas. Sold in as is condition. Call your agent today!

21. 2025-08-06
    status Active 133-char remark

    Show marketing remark (133 chars)

    Come see this 4br/2ba with an open floor plan that is spacious with two living areas. Sold in as is condition. Call your agent today!

22. 2025-08-06
    price $99,900 133-char remark

    Show marketing remark (133 chars)

    Come see this 4br/2ba with an open floor plan that is spacious with two living areas. Sold in as is condition. Call your agent today!

23. 2025-08-05
    historical 133-char remark

    Show marketing remark (133 chars)

    Come see this 4br/2ba with an open floor plan that is spacious with two living areas. Sold in as is condition. Call your agent today!

24. 2025-07-23
    price $104,900 133-char remark

    Show marketing remark (133 chars)

    Come see this 4br/2ba with an open floor plan that is spacious with two living areas. Sold in as is condition. Call your agent today!

25. 2025-07-11
    listed $109,900 Active 133-char remark

    Show marketing remark (133 chars)

    Come see this 4br/2ba with an open floor plan that is spacious with two living areas. Sold in as is condition. Call your agent today!

26. 2021-10-26
    soldstatus Closed

    Show marketing remark (269 chars)

    Large 4 bed 2 bath home in Jackson, just minutes from shopping, dining, entertainment, and schools. This home is being sold as-is. Huge formal dining/formal living room. Den or living area with fireplace. Large backyard with slab, Large master bedroom with master bath.

27. 2021-10-26
    soldstatus

    Show marketing remark (269 chars)

    Large 4 bed 2 bath home in Jackson, just minutes from shopping, dining, entertainment, and schools. This home is being sold as-is. Huge formal dining/formal living room. Den or living area with fireplace. Large backyard with slab, Large master bedroom with master bath.

28. 2021-10-08
    historical

    Show marketing remark (269 chars)

    Large 4 bed 2 bath home in Jackson, just minutes from shopping, dining, entertainment, and schools. This home is being sold as-is. Huge formal dining/formal living room. Den or living area with fireplace. Large backyard with slab, Large master bedroom with master bath.

29. 2021-09-27
    listed $65,000

    Show marketing remark (269 chars)

    Large 4 bed 2 bath home in Jackson, just minutes from shopping, dining, entertainment, and schools. This home is being sold as-is. Huge formal dining/formal living room. Den or living area with fireplace. Large backyard with slab, Large master bedroom with master bath.

30. 2018-08-20
    soldstatus
31. 2018-08-15
    soldstatus
32. 2018-06-09
    listed $38,800
33. 2017-08-23
    soldstatus
34. 1997-04-16
    soldstatus
35. 1973-01-24
    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: $2,316 · $193/mo
• Projected year-2 tax: $2,316 · $193/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: $16,018
• − Mortgage interest: −$7,002
• − Property taxes: −$2,316
• − Insurance: −$625
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$3,636
• Taxable loss: −$125
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $1,877/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

+222.2% since first listed

19 events — show timeline

• 2026-05-12 Listed $125,000 MLSU
• 2025-10-28 Sold (MLS) — MLSU
• 2025-08-28 Pending — MLSU
• 2025-08-19 Price Changed $94,900 MLSU
• 2025-08-06 Relisted — MLSU
• 2025-08-06 Price Changed $99,900 MLSU
• 2025-08-05 Listing Removed — MLSU
• 2025-07-23 Price Changed $104,900 MLSU
• 2025-07-11 Listed $109,900 MLSU
• 2021-10-26 Sold (Public Records) — Public Records
• 2021-10-26 Sold (MLS) — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-09-27 Listed $65,000 MLSU
• 2018-08-20 Sold (MLS) — MLSU
• 2018-08-15 Sold (Public Records) — Public Records
• 2018-06-09 Listed $38,800 MLSU
• 2017-08-23 Sold (Public Records) — Public Records
• 1997-04-16 Sold (Public Records) — Public Records
• 1973-01-24 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,316 · +3.3% YoY. Source: county tax records.