306 Silverleaf Cv · Jackson, MS 39047

$255,000

3 bd · 2.0 ba · 1,282 sqft · SingleFamily public records · 5 Days on market

Built 2003 6,098 sqft lot Est $229k · 11% over $4/mo HOA

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Why this score? — see what drove the D- 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 +13.0/30.0
• Schools +4.6/10.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is immaculate with fresh paint. Move in ready! There is no carpet in the home, only wood and tile flooring. The wood flooring is almost new. This home is on a quiet cul-de-sac and has a fully fenced backyard. Great floor plan, large walk-in pantry or office off the kitchen. Breakfast bar overlooking the dining and family room. Family room and front bedroom have 11' ceilings. Both bathrooms have double vanities. The master bath has a jetted tub and separate shower. Large foyer will accommodate furniture. The current owner has meticulously cared for this home. The wood and glass front door creates an impressive entry.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2003

Property features AI

Finance

• HOA & community: Homeowners association with $50 annual fee (management included)

Exterior

• Parking: 2 parking spaces; Driveway; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One story; Appraiser-verified living area
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built in (year not provided)
• Exterior features: Private yard; Back yard fence; Patio slab; Cul-de-sac lot

Interior

• Kitchen: Built-in range; Dishwasher; Microwave
• Flooring: Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Gas cooling
• Interior features: Soaking tub; Breakfast bar; Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-13 ($-161/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (23.0% below list).
• Recommended offer: $196k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Rankin County School District (rural): math 56% / reading 48% proficiency, ranked #6 of 130 in MS (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Flowood Elementary School (math 48% / reading 51%, grade D, #65 of 375 statewide, top 20%, 489 students, 99% FRL); Northwest Rankin Middle School (math 63% / reading 51%, grade B, #13 of 179 statewide, top 7%, 1,374 students, 100% FRL); Northwest Rankin High School (math 48% / reading 42%, grade D-, #34 of 197 statewide, top 17%, 1,898 students, 100% FRL) — zoned schools average 100% FRL vs 35% district-wide (65 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 440 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Rankin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y 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: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,347 (23.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $229,478
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 Oak Bend Bnd	0.09mi	3/2.0	1,304 (+2%)	8mo	$235,000	$180	87
344 White Oak Dr	0.19mi	3/2.0	1,323 (+3%)	2mo	$244,000	$184	84
123 Chestnut Dr	0.26mi	3/2.0	1,303 (+2%)	6mo	$225,000	$173	80
222 Cherrybark Ln	0.24mi	3/2.0	1,340 (+4%)	3mo	$240,000	$179	79
553 Acorn Ln	0.15mi	3/2.0	1,364 (+6%)	6mo	$242,000	$177	77
132 Post Oak Dr	0.21mi	3/2.0	1,386 (+8%)	1mo	$250,000	$180	76
1169 Barnett Bend Dr	0.32mi	3/2.0	1,300 (+1%)	8mo	$250,000	$192	76
129 Post Oak Dr	0.20mi	3/2.0	1,405 (+10%)	2mo	$240,000	$171	73
594 Acorn Ln	0.31mi	3/2.0	1,371 (+7%)	11mo	$227,000	$166	65
1441 Barnett Bend Cir	0.36mi	2/2.0 (-1)	1,161 (-9%)	2mo	$209,900	$181	60
300 White Oak Dr	0.28mi	3/2.0	1,472 (+15%)	4mo	$255,000	$173	59
1401 Barnett Bend Cir	0.40mi	3/2.0	1,438 (+12%)	3mo	$239,900	$167	58

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 · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-42,465
• Equity at exit: $38,021

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-39,260
• Equity at exit: $22,048

Cash invested: $71,400 (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 39047

• Home prices YoY: -32.6%
• Rents YoY: 2.9%
• Active inventory: 440
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,963 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$117 /mo · $1,405/yr
• Insurance: −$106
• HOA: −$4
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-13

Break-even live

Break-even rent $1,980

Max offer price $252,628

Occupancy floor 96%

Sensitivity live

Price	-10% $131	-5% $59	+0% $-13	+5% $-86	+10% $-158
Rent	-10% $-169	-5% $-91	+0% $-13	+5% $64	+10% $142
Rate	-1.0pp $115	-0.5pp $51	base $-13	+0.5pp $-80	+1.0pp $-147

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 Barnett Bend Cir Brandon, MS	2.0	2.0	1127	$1,625	$1.44	23d	1	0.47mi
111 Lakeshore Dr Brandon, MS	1.0–3.0	1.0–2.0	974	$2,218	$2.28	15d	8	0.72mi
500 Avalon Way Brandon, MS	2.0–3.0	2.0	1287	$2,052	$1.59	15d	6	0.96mi
301 Jasmine Ct Brandon, MS	3.0	2.0	1805	$2,200	$1.22	45d	1	1.07mi
352 Brendalwood Cv Brandon, MS	2.0	1.5	1248	$1,157	$0.93	45d	1	1.14mi
833 Harbor Bend Dr Unit 1 Brandon, MS	2.0	1.5	1000	$1,495	$1.50	45d	1	1.39mi
839 Harbor Bend Dr Unit 1 Brandon, MS	2.0	1.5	1000	$1,295	$1.29	45d	1	1.39mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 13 events

1. 2026-06-02
   status $255,000 Pending 5 DOM
2. 2026-06-01
   days on market $255,000 Active 5 DOM
3. 2026-05-31
   days on market $255,000 Active 4 DOM
4. 2026-05-30
   days on market $255,000 Active 3 DOM
5. 2026-05-27
   listed $255,000 Active
6. 2021-10-02
   historical
7. 2015-09-09
   soldstatus 633-char remark

   Show marketing remark (633 chars)

   This home is immaculate with fresh paint. Move in ready! There is no carpet in the home, only wood and tile flooring. The wood flooring is almost new. This home is on a quiet cul-de-sac and has a fully fenced backyard. Great floor plan, large walk-in pantry or office off the kitchen. Breakfast bar overlooking the dining and family room. Family room and front bedroom have 11' ceilings. Both bathrooms have double vanities. The master bath has a jetted tub and separate shower. Large foyer will accommodate furniture. The current owner has meticulously cared for this home. The wood and glass front door creates an impressive entry.

8. 2015-07-13
   listed $151,900 633-char remark

   Show marketing remark (633 chars)

   This home is immaculate with fresh paint. Move in ready! There is no carpet in the home, only wood and tile flooring. The wood flooring is almost new. This home is on a quiet cul-de-sac and has a fully fenced backyard. Great floor plan, large walk-in pantry or office off the kitchen. Breakfast bar overlooking the dining and family room. Family room and front bedroom have 11' ceilings. Both bathrooms have double vanities. The master bath has a jetted tub and separate shower. Large foyer will accommodate furniture. The current owner has meticulously cared for this home. The wood and glass front door creates an impressive entry.

9. 2009-10-20
   listed $153,500
10. 2003-10-29
    soldstatus
11. 2003-08-23
    listed $122,500
12. 2003-03-28
    soldstatus
13. 2002-12-26
    listed $113,900

ⓘ 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: $1,405 · $117/mo
• Projected year-2 tax: $2,015 · $168/mo
• Expected delta: +$610/yr (+$51/mo · 43.4%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,562
• − Mortgage interest: −$14,284
• − Property taxes: −$1,405
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − HOA: −$48
• − Depreciation: −$7,418
• Taxable loss: −$4,638
• Est. tax savings @ 24.0%: +$1,113
• After-tax cash flow: $952/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: Rankin County School District
• NCES district ID: 2803830
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $61,867
• Composite: 45.62/100
• National rank: #2587
• State rank: #6 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

• County: Rankin County · 123,614 people
• City population: 9,222
• Metro: Jackson, MS
• Population (ZIP): 40,808
• Household income: $100,347
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 551.0

Population outlook (Rankin County) Hauer SSP2

• Today (2025): 164,317 people
• By 2030: 171,013 · +4.1%
• By 2040: 182,723 · +11.2%
• By 2050: 192,376 · +17.1%
• By 2075: 209,535 · +27.5%
• By 2100: 209,534 · +27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 16% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Italian 4% Slovak 3% Serbian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Rankin

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.0%
• 2008→2024 swing: +6.4pp toward D · 2008: -53.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+45.4 2016: R+52.9 2012: R+51.9 2008: R+53.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.01%
• Current HPI: 162.9709
• Rent YoY: ▲ 2.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+123.9% since first listed

9 events — show timeline

• 2026-05-27 Listed $255,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2015-09-09 Sold (MLS) — MLSU
• 2015-07-13 Listed $151,900 MLSU
• 2009-10-20 Listed $153,500 MLSU
• 2003-10-29 Sold (MLS) — MLSU
• 2003-08-23 Listed $122,500 MLSU
• 2003-03-28 Sold (MLS) — MLSU
• 2002-12-26 Listed $113,900 MLSU

Property tax history

+4.1%/yr

Latest (2025): $1,405 · +6.0% YoY. Source: county tax records.