1727 Dixie Dr · Jackson, MS 39209

$89,500

4 bd · 1.0 ba · 1,610 sqft · SingleFamily public records · 52 Days on market

Built 1952 10,454 sqft lot $56/sqft · 181% above area

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

This property is income-generating and great for investors looking to expand their rental portfolio. Tenant-occupied @ $1200/mo. through February 2027; making it a turnkey addition for any savvy buyer. With 4 spacious bedrooms and a functional layout, this home offers long-term potential and consistent cash flow from day one. Whether you're just getting started or adding to your growing portfolio, this is a solid investment. Call your favorite realtor to schedule your showing today!

Key facts

• 0.24 acre lot
• Built 1952
• Listed 52 days

Property features AI

Finance

• Other: Lot size approximately 0.24 acres

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Water connected; Sewer connected
• Home design: Single family residence (house); Updated/remodeled condition; One level
• Construction: Siding construction; Conventional foundation; Shingle roof; Living area reported as 1,998 (public records)
• Exterior features: Rear porch; Back yard fencing

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Other room on the first level (rental)
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Has cooling
• Interior features: Built-in features; Total of 1 room
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Market conditions: 165 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($619 loan paydown + $9k 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 + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 52 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 1952 — 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 $86,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1952 — 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: 1.47% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.35%
• DSCR: 1.91
• GRM: 5.7

CMA / ARV

• ARV (median comp): $39,500
• List price: $89,500
• Delta: 126.58%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 Denson Ave	0.50mi	3/1.0 (-1)	1,400 (-13%)	3mo	$10,000	$7	48
4429 Jackson Hwy	0.43mi	3/2.0 (-1)	1,381 (-14%)	17mo	$32,250	$23	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.5%
• Equity multiple: 4.03×
• Total profit: $75,825
• Equity at exit: $80,629

10-year hold

• IRR: 34.0%
• Equity multiple: 9.06×
• Total profit: $202,046
• Equity at exit: $173,879

Cash invested: $25,060 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$469
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $425

Break-even live

Break-even rent $779

Max offer price $89,500

Occupancy floor 63%

Sensitivity live

Price	-10% $476	-5% $450	+0% $425	+5% $400	+10% $374
Rent	-10% $321	-5% $373	+0% $425	+5% $477	+10% $529
Rate	-1.0pp $470	-0.5pp $448	base $425	+0.5pp $402	+1.0pp $378

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	24d	1	0.70mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	44d	1	0.70mi
2010 Chadwick Dr Jackson, MS	3.0	2.0	1275	$1,145	$0.90	44d	1	0.87mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	15d	1	1.18mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	24d	1	1.36mi

Listing history 30 events

1. 2026-06-18
   days on market $89,500 Active 52 DOM
2. 2026-06-17
   days on market $89,500 Active 51 DOM
3. 2026-06-16
   days on market $89,500 Active 50 DOM
4. 2026-06-15
   days on market $89,500 Active 49 DOM
5. 2026-06-14
   days on market $89,500 Active 47 DOM
6. 2026-06-13
   days on market $89,500 Active 46 DOM
7. 2026-06-10
   days on market $89,500 Active 44 DOM
8. 2026-06-09
   days on market $89,500 Active 43 DOM
9. 2026-06-08
   days on market $89,500 Active 42 DOM
10. 2026-06-07
    days on market $89,500 Active 41 DOM
11. 2026-06-05
    days on market $89,500 Active 38 DOM
12. 2026-06-03
    days on market $89,500 Active 37 DOM
13. 2026-06-02
    pricedays on market $89,500 Active 36 DOM
14. 2026-06-01
    days on market $89,750 Active 35 DOM
15. 2026-05-31
    days on market $89,750 Active 34 DOM
16. 2026-05-30
    days on market $89,750 Active 33 DOM
17. 2026-04-24
    listed $89,750 Active 487-char remark
18. 2026-02-07
    historical $1,200
19. 2026-01-15
    price $1,200
20. 2025-11-16
    listed $1,100
21. 2025-10-10
    soldstatus Closed
22. 2025-07-01
    status Pending
23. 2025-04-18
    listed $87,000 Active
24. 2024-06-26
    historical
25. 2024-06-01
    listed $80,000 Active
26. 2016-06-09
    soldstatus
27. 2007-03-14
    soldstatus
28. 2004-08-03
    soldstatus
29. 1998-03-30
    soldstatus
30. 1982-09-30
    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: $1,304 · $109/mo
• Projected year-2 tax: $1,304 · $109/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: $15,801
• − Mortgage interest: −$5,013
• − Property taxes: −$1,304
• − Insurance: −$448
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$2,604
• Taxable income: $3,904
• Est. tax owed @ 24.0%: −$937
• After-tax cash flow: $4,162/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+11.9% since first listed

15 events — show timeline

• 2026-06-01 Price Changed $89,500 MLSU
• 2026-04-24 Listed $89,750 MLSU
• 2026-02-07 Rental Removed $1,200 MLSU
• 2026-01-15 Price Changed $1,200 MLSU
• 2025-11-16 Listed for Rent $1,100 MLSU
• 2025-10-10 Sold (MLS) — MLSU
• 2025-07-01 Pending — MLSU
• 2025-04-18 Listed $87,000 MLSU
• 2024-06-26 Listing Removed — MLSU
• 2024-06-01 Listed $80,000 MLSU
• 2016-06-09 Sold (Public Records) — Public Records
• 2007-03-14 Sold (Public Records) — Public Records
• 2004-08-03 Sold (Public Records) — Public Records
• 1998-03-30 Sold (Public Records) — Public Records
• 1982-09-30 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,304 · +1.1% YoY. Source: county tax records.