232 Forest Valley Dr · Jackson, MS 39212

$165,000

4 bd · 2.0 ba · 1,941 sqft · SingleFamily public records · 55 Days on market

Built 1978 0.69 ac lot $85/sqft · at area comps Est $174k · at est.

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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 +20.4/30.0
• ARV discount +9.7/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• 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

Call to schedule to view this wonderful home, that includes the spacious lot next door—offering OVER HALF AN ACRE of property. Step into comfort, character, and opportunity with this charming 4-bedroom, 2-bath home nestled on a spacious lot with a backyard view of mature trees. From the moment you arrive, you'll appreciate the inviting curb appeal and quiet, established setting. This well-maintained, move-in ready home features a screened-in patio and is ready for you to add your personal touches. Inside, the home features a warm and welcoming living area with vaulted ceilings, exposed beams, and a cozy brick fireplace—perfect for relaxing evenings or gathering with family and f

Key facts

• Screened-in patio
• Spacious lot
• 0.69 acre lot

Tags

• SPACIOUS LOT
• SCREENED-IN PATIO

Property features AI

Finance

• Other: Located on a city lot at the end of a cul-de-sac; Zoned for medium-density residential

Exterior

• Parking: 2 parking spaces; Concrete driveway
• Security: Dead bolt locks
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family house; One level; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built (year per assessor)
• Exterior features: Enclosed, screened patio; Lighting; Private yard; Partial chain-link fencing

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Range hood; Refrigerator
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air; Ceiling fans
• Interior features: Bookcases; Breakfast bar; Ceiling fan(s); Eat-in kitchen; Laminate counters; Dead bolt locks; Aluminum window frames; Wood-burning fireplace in the living room
• Laundry & utility: Laundry room; Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (2.6% below list).
• Recommended offer: $160k (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: 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

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 $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1978 — 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: 0.97% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (median comp): $173,530
• List price: $165,000
• Delta: -4.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Park Cir	0.17mi	3/2.0 (-1)	1,861 (-4%)	21mo	$148,000	$80	63
1369 Canterbury Lane Ln	0.52mi	4/2.0	1,940 (-0%)	20mo	$165,000	$85	60
107 Carriage Hills Dr	0.56mi	3/2.0 (-1)	1,892 (-2%)	8mo	$198,777	$105	58
3409 Forest Hill Rd	0.50mi	3/2.0 (-1)	2,022 (+4%)	11mo	$189,900	$94	55
1357 Canterbury Ln	0.54mi	4/2.0	1,698 (-12%)	2mo	$105,000	$62	52
206 Carriage Hills Dr	0.39mi	3/2.0 (-1)	2,013 (+4%)	22mo	$209,900	$104	52
100 Cedarwood Dr	0.60mi	4/2.0	1,828 (-6%)	12mo	$179,000	$98	52
126 Waywood Dr	0.70mi	3/2.0 (-1)	1,896 (-2%)	9mo	$209,900	$111	51
3453 Shannon Dale Dr	0.45mi	3/2.0 (-1)	1,683 (-13%)	11mo	$150,000	$89	42
121 Yorkshire	0.52mi	3/2.0 (-1)	2,197 (+13%)	12mo	$105,000	$48	39
1244 Cooper Rd	0.70mi	3/2.0 (-1)	1,680 (-13%)	2mo	$65,000	$39	38
140 Sharon Hills Dr	0.67mi	3/2.0 (-1)	1,780 (-8%)	19mo	$160,000	$90	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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-11,175
• Equity at exit: $24,602

10-year hold

• IRR: 4.5%
• Equity multiple: 1.35×
• Total profit: $16,110
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,607 high
• Mortgage (P&I): −$865
• Tax from tax record: −$122 /mo · $1,466/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $213

Break-even live

Break-even rent $1,337

Max offer price $165,000

Occupancy floor 82%

Sensitivity live

Price	-10% $307	-5% $260	+0% $213	+5% $166	+10% $120
Rent	-10% $86	-5% $150	+0% $213	+5% $277	+10% $340
Rate	-1.0pp $296	-0.5pp $255	base $213	+0.5pp $170	+1.0pp $127

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
296 Woodcliff Dr Jackson, MS	3.0	2.0	2242	$1,756	$0.78	14d	1	0.90mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	44d	1	0.91mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	44d	1	1.25mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	24d	1	1.35mi
1457 Lakeview Ave Jackson, MS	3.0	2.0	1288	$1,426	$1.11	14d	1	1.50mi

Listing history 19 events

1. 2026-06-17
   status $165,000 Pending 55 DOM
2. 2026-06-17
   days on market $165,000 Active 55 DOM
3. 2026-06-16
   days on market $165,000 Active 54 DOM
4. 2026-06-15
   days on market $165,000 Active 53 DOM
5. 2026-06-14
   days on market $165,000 Active 51 DOM
6. 2026-06-13
   days on market $165,000 Active 50 DOM
7. 2026-06-10
   days on market $165,000 Active 48 DOM
8. 2026-06-09
   days on market $165,000 Active 47 DOM
9. 2026-06-08
   days on market $165,000 Active 46 DOM
10. 2026-06-07
    days on market $165,000 Active 45 DOM
11. 2026-06-05
    days on market $165,000 Active 42 DOM
12. 2026-06-03
    days on market $165,000 Active 41 DOM
13. 2026-06-02
    days on market $165,000 Active 40 DOM
14. 2026-06-01
    days on market $165,000 Active 39 DOM
15. 2026-05-31
    days on market $165,000 Active 38 DOM
16. 2026-05-30
    days on market $165,000 Active 37 DOM
17. 2026-04-23
    listed $165,000 Active 1582-char remark
18. 1986-04-21
    soldstatus
19. 1979-08-31
    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: $1,466 · $122/mo
• Projected year-2 tax: $1,466 · $122/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 4/10 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: $19,282
• − Mortgage interest: −$9,243
• − Property taxes: −$1,466
• − Insurance: −$825
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$4,800
• Taxable loss: −$137
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $2,591/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

4 events — show timeline

• 2026-06-17 Pending — MLSU
• 2026-04-23 Listed $165,000 MLSU
• 1986-04-21 Sold (Public Records) — Public Records
• 1979-08-31 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,466 · +4.0% YoY. Source: county tax records.