5890 Hanging Moss Rd · Jackson, MS 39206

$215,000

4 bd · 3.0 ba · 2,725 sqft · SingleFamily public records · 7 Days on market

Built 2000 0.58 ac lot Est $259k · 17% under

---

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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.8/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 5890 Hanging Moss Road in the desirable Barrington Woods subdivision of Jackson! This stunning 4 bedroom, 2.5 bathroom home boasts over 2300 square feet of living space, offering ample room for comfortable living and entertaining. Situated on a spacious corner lot, this property provides both privacy and convenience. Step inside to discover a well-appointed interior featuring a modern kitchen, cozy living areas, and a primary suite with a luxurious en-suite bathroom. The open floor plan creates a seamless flow throughout the home, perfect for everyday living and hosting guests. Outside, you'll find a beautiful, spacious yard with plenty of room for outdoor activities and relaxati

Key facts

• Open floor plan
• Primary suite
• En-suite bathroom

Tags

• BARRINGTON WOODS SUBDIVISION
• CORNER LOT
• MODERN KITCHEN
• PRIMARY SUITE
• EN-SUITE BATHROOM
• OPEN FLOOR PLAN

Property features AI

Finance

• HOA & community: Has association; association fee covers management

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Water connected
• Home design: Single-family house; One level; Owner-provided living area
• Construction: Brick, stucco, and wood siding exterior; Asphalt shingle roof; Slab foundation; Built information provided by owner
• Exterior features: Patio (slab); Privacy wood fencing in back yard

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Gas water heater
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air; Ceiling fan(s)
• Interior features: Double vanity; Eat-in kitchen; Entrance foyer; Storage; Walk-in closet(s); Living room fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).

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: North Jackson Elementary School (math 7% / reading 25%, grade F, #270 of 375 statewide, top 72%, 383 students, 100% FRL); Callaway High School (math 3% / reading 10%, grade F, #191 of 197 statewide, top 97%, 923 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $2,313/mo this rent would consume 65% of the median local household income ($43k/yr) (locally 1554% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 27y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.23%
• DSCR: 1.37
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $258,875
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
547 Woodson Dr	0.57mi	4/2.5	2,717 (-0%)	8mo	$190,000	$70	64
576 Woodson Dr	0.65mi	3/2.0 (-1)	2,700 (-1%)	0mo	$239,900	$89	59
5961 Huntview Dr	0.52mi	4/2.5	2,625 (-4%)	18mo	$299,999	$114	53
864 Woodlake Dr	0.55mi	4/3.5	2,900 (+6%)	13mo	$249,000	$86	51
710 Woodhill Rd	0.63mi	5/2.5 (+1)	2,671 (-2%)	20mo	$255,000	$95	44
5967 Huntview Dr	0.52mi	3/2.5 (-1)	2,382 (-13%)	7mo	$228,000	$96	42

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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-8,938
• Equity at exit: $32,057

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $24,438
• Equity at exit: $18,589

Cash invested: $60,200 (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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,313 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$197 /mo · $2,369/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $413

Break-even live

Break-even rent $1,790

Max offer price $215,000

Occupancy floor 77%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
816 Winthrop Cir Jackson, MS	5.0	3.0	2800	$2,500	$0.89	13d	1	0.95mi
816 Winthrop Cir Jackson, MS	5.0	3.0	2800	$2,500	$0.89	23d	1	0.95mi

Listing history 7 events

1. 2026-06-18
   days on market $215,000 Active 7 DOM
2. 2026-06-17
   days on market $215,000 Active 6 DOM
3. 2026-06-16
   days on market $215,000 Active 5 DOM
4. 2026-06-15
   days on market $215,000 Active 4 DOM
5. 2026-06-14
   days on market $215,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $215,000 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: $2,369 · $197/mo
• Projected year-2 tax: $2,369 · $197/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $27,760
• − Mortgage interest: −$12,043
• − Property taxes: −$2,369
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,221
• − Management: −$2,221
• − Depreciation: −$6,255
• Taxable income: $1,576
• Est. tax owed @ 24.0%: −$378
• After-tax cash flow: $4,578/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+30.3% since first listed

19 events — show timeline

• 2026-06-11 Listed $215,000 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-04 Listing Removed — MLSU
• 2019-01-30 Listed $194,900 MLSU
• 2015-09-30 Sold (Public Records) — Public Records
• 2015-09-30 Sold (MLS) — MLSU
• 2015-06-09 Listed $150,000 MLSU
• 2010-06-15 Sold (MLS) — MLSU
• 2010-05-28 Sold (Public Records) — Public Records
• 2009-07-13 Listed $96,000 MLSU
• 2008-02-04 Sold (Public Records) — Public Records
• 2006-06-08 Sold (MLS) — MLSU
• 2006-06-05 Sold (Public Records) — Public Records
• 2006-02-22 Listed $174,900 MLSU
• 2005-05-20 Listed $220,000 MLSU
• 2000-05-31 Sold (Public Records) — Public Records
• 1999-04-07 Listed $165,000 MLSU
• 1998-11-05 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,369 · +3.3% YoY. Source: county tax records.