1664 Kentwood Dr · Jackson, MS 39212

$84,900

3 bd · 2.0 ba · 1,809 sqft · SingleFamily public records · 14 Days on market

Built 1956 0.43 ac lot Est $89k · at est.

---

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
• ARV discount +9.4/15.0
• 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 MLS

This 3 bedroom, 2 bath home has hardwood floors throughout! NO CARPET! Updated master bath, large yard, 4 year roof, 1 year HVAC, and move in ready.

Key facts

• Cement-based siding
• Private backyard
• Paved driveway

Tags

• CEMENT-BASED SIDING
• STONE ACCENTS
• PRIVATE BACKYARD
• ATTACHED SINGLE-CAR GARAGE
• PAVED DRIVEWAY
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Exterior

• Parking: Attached garage; Carport (1 space); Driveway parking (paved, concrete); Additional storage
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One level; Updated / Remodeled
• Construction: HardiPlank and stone exterior; Architectural shingle roof; Slab foundation; Built (year source: public records)
• Exterior features: Front porch; Patio (slab); Private yard; Partial fencing; Rain gutters; Shed(s) and storage; Garage(s)

Interior

• Kitchen: Eat-in kitchen; Breakfast bar; Oven; Dishwasher; Countertops (material not specified)
• Bedrooms: Primary bedroom on main level with walk-in closet; Two additional main-level bedrooms (one can be used as an office)
• Flooring: Wood flooring in living areas; Combination flooring; Ceramic tile in bathrooms
• Bathrooms: Two full bathrooms; Primary bathroom with ceramic tile flooring
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Breakfast bar; Storage; Window treatments; Aluminum and metal window frames; Storm door(s); Deadbolt locks; Crawl space basement
• Laundry & utility: Laundry room on main level; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 12.8% vs local median 9.9% in Jackson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Oak Forest Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 318 students, 100% FRL); Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 27 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).
• This rent runs 31% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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 1956 — 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 $84,900

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.55% ✓
• Cap rate: 12.83%
• Cash-on-cash: 23.35%
• DSCR: 2.04
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $88,641
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1435 Brinoy Dr	0.36mi	3/2.0	1,760 (-3%)	12mo	$78,000	$44	69
1732 Southhaven Cir	0.26mi	3/2.0	1,675 (-7%)	8mo	$62,500	$37	69
2938 Oak Forest Dr	0.42mi	3/1.5	1,726 (-5%)	9mo	$93,500	$54	63
2605 Cliffwood Dr	0.17mi	3/2.0	1,566 (-13%)	13mo	$97,500	$62	59
1027 Autumn St	0.64mi	3/2.0	1,694 (-6%)	1mo	$84,900	$50	58
3031 Longwood Dr	0.52mi	4/2.0 (+1)	1,960 (+8%)	0mo	$85,000	$43	57
1422 Wooddell Dr	0.20mi	4/2.0 (+1)	1,540 (-15%)	6mo	$99,000	$64	56
1843 Longwood Dr	0.44mi	3/2.0	1,634 (-10%)	10mo	$125,000	$76	56
3218 Meadow Forest Dr	0.62mi	4/2.0 (+1)	1,898 (+5%)	3mo	$59,000	$31	55
1002 Autumn St	0.59mi	4/3.0 (+1)	1,953 (+8%)	6mo	$73,600	$38	45
3121 Woodvile Cir	0.71mi	4/3.0 (+1)	1,872 (+4%)	9mo	$80,000	$43	44
1405 Dianne Dr	0.66mi	3/2.0	1,537 (-15%)	11mo	$75,000	$49	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: 17.8%
• Equity multiple: 1.73×
• Total profit: $17,371
• Equity at exit: $12,659

10-year hold

• IRR: 27.1%
• Equity multiple: 3.53×
• Total profit: $60,065
• Equity at exit: $7,341

Cash invested: $23,772 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$445
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $463

Break-even live

Break-even rent $731

Max offer price $84,900

Occupancy floor 60%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	0.13mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	0.22mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	0.35mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	0.43mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	0.45mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	44d	1	0.46mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	0.48mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	14d	1	0.48mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	0.62mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	0.62mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	0.65mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	14d	1	0.70mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	0.71mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	0.73mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	14d	1	0.78mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	44d	1	0.78mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	0.79mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.88mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	0.88mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	44d	1	1.03mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	14d	1	1.04mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	44d	1	1.08mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	23d	1	1.09mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	1.21mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	1.38mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	14d	1	1.45mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	44d	1	1.46mi

Listing history 12 events

1. 2026-06-18
   days on market $84,900 Active 14 DOM
2. 2026-06-17
   days on market $84,900 Active 13 DOM
3. 2026-06-16
   days on market $84,900 Active 12 DOM
4. 2026-06-15
   days on market $84,900 Active 11 DOM
5. 2026-06-14
   days on market $84,900 Active 9 DOM
6. 2026-06-13
   days on market $84,900 Active 8 DOM
7. 2026-06-10
   days on market $84,900 Active 6 DOM
8. 2026-06-09
   days on market $84,900 Active 5 DOM
9. 2026-06-08
   days on market $84,900 Active 4 DOM
10. 2026-06-07
    days on market $84,900 Active 3 DOM
11. 2026-06-05
    remarks 519-char remark
12. 2026-06-05
    listed $84,900 Active 1 DOM

ⓘ 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: $1,165 · $97/mo
• Projected year-2 tax: $1,165 · $97/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 3/10 Moderate
• 🌡 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: $15,802
• − Mortgage interest: −$4,756
• − Property taxes: −$1,165
• − Insurance: −$424
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$2,470
• Taxable income: $4,459
• Est. tax owed @ 24.0%: −$1,070
• After-tax cash flow: $4,481/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

+17.1% since first listed

15 events — show timeline

• 2026-06-04 Listed $84,900 MLSU
• 2021-08-06 Sold (MLS) — MLSU
• 2021-08-04 Sold (Public Records) — Public Records
• 2021-07-11 Listed $70,000 MLSU
• 2017-06-08 Sold (Public Records) — Public Records
• 2017-05-16 Sold (Public Records) — Public Records
• 2017-05-16 Sold (Public Records) — Public Records
• 2014-04-03 Sold (MLS) — MLSU
• 2014-01-17 Listed $20,000 MLSU
• 2013-05-03 Sold (Public Records) — Public Records
• 2004-01-07 Sold (Public Records) — Public Records
• 2004-01-07 Sold (MLS) — MLSU
• 2003-08-14 Listed $72,500 MLSU
• 1980-06-09 Sold (Public Records) — Public Records
• 1976-04-17 Sold (Public Records) — Public Records

Property tax history

-2.3%/yr

Latest (2025): $1,165 · +0.8% YoY. Source: county tax records.