2386 Breckinridge Rd · Jackson, MS 39204

$84,900

4 bd · 2.0 ba · 1,736 sqft · SingleFamily public records · 14 Days on market

Built 1969 0.25 ac lot Est $76k · 11% over ↓ 6% since listing

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

Listing remarks MLS

Wonderful starter home for first time buyers-formal plan with living/rm dining room, den with fireplace, double garage, in ground pool. Needs some work.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1969

Property features AI

Finance

• HOA & community: Sidewalks; Street lights

Exterior

• Parking: Attached garage with direct access; 2 garage spaces; Driveway; garage faces front; concrete surface
• Security: Security system
• Utilities: Public water; Public sewer; Electricity available; Sewer available
• Home design: Single-family house; One level; Slab foundation
• Construction: Brick and wood siding exterior; Asphalt shingle roof; Built as listed in public records
• Exterior features: Private yard; Rain gutters; Wood fencing; Front yard; City lot with few trees; Level lot

Interior

• Kitchen: Electric range; Eat-in kitchen
• Bedrooms: Primary bedroom on main level; Additional bedrooms (all on main level) — Bedroom 2, Bedroom 3, Bedroom 4
• Flooring: Carpet; Ceramic tile; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Entrance foyer; Primary bedroom on main level; Storage; Fireplace (see remarks); Aluminum window frames with blinds and window treatments
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

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: Wilkins Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 316 students, 100% FRL); Whitten Middle School (math 4% / reading 11%, grade F, #168 of 179 statewide, top 94%, 338 students, 100% FRL); Wingfield High School (math 7% / reading 12%, grade F, #179 of 197 statewide, top 92%, 608 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,317/mo this rent would consume 52% of the median local household income ($30k/yr) (locally 1099% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($587 loan paydown + $8k 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 + 8.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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: property tax is 2.6% of price.
• 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 $84,900

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.55% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.92%
• DSCR: 1.84
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $76,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1136 Killarney St	0.25mi	4/2.0	1,608 (-7%)	1mo	$45,500	$28	75
2232 Breckinridge Rd	0.29mi	3/2.0 (-1)	1,794 (+3%)	9mo	$85,000	$47	68
2229 Scanlon Dr	0.52mi	4/2.0	1,651 (-5%)	8mo	$94,900	$57	61
1435 Brinoy Dr	0.49mi	3/2.0 (-1)	1,760 (+1%)	11mo	$78,000	$44	60
941 Dorgan St	0.36mi	3/2.0 (-1)	1,644 (-5%)	11mo	$35,000	$21	60
2318 Breckinridge Rd	0.16mi	3/2.0 (-1)	1,518 (-13%)	11mo	$27,500	$18	58
2938 Oak Forest Dr	0.68mi	3/1.5 (-1)	1,726 (-1%)	9mo	$93,500	$54	53
1405 Dianne Dr	0.31mi	3/2.0 (-1)	1,537 (-12%)	11mo	$75,000	$49	52
2804 Revere St	0.43mi	4/2.0	1,484 (-14%)	10mo	$99,000	$67	47
2555 Belvedere Dr	0.66mi	4/1.5	1,523 (-12%)	3mo	$19,000	$12	44
2813 Marydale Dr	0.54mi	3/1.5 (-1)	1,500 (-14%)	2mo	$34,999	$23	43
1945 Camellia Ln	0.63mi	3/2.0 (-1)	1,525 (-12%)	5mo	$62,900	$41	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 41.3%
• Equity multiple: 4.24×
• Total profit: $77,138
• Equity at exit: $76,485

10-year hold

• IRR: 37.7%
• Equity multiple: 10.50×
• Total profit: $225,757
• Equity at exit: $164,942

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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$445
• Tax from tax record: −$185 /mo · $2,216/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $375

Break-even live

Break-even rent $842

Max offer price $84,900

Occupancy floor 67%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	0.19mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	0.19mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	13d	1	0.29mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.29mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	0.32mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	0.36mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	13d	1	0.36mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	0.36mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	0.44mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.44mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	0.46mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	0.55mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	0.68mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	13d	1	0.70mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	0.76mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	0.76mi
1641 Woodburn St Jackson, MS	5.0	2.0	1300	$1,812	$1.39	13d	1	0.81mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	0.82mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	0.84mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	0.84mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	0.85mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	0.86mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	0.89mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	23d	1	0.90mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	13d	1	0.91mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	43d	1	0.91mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	0.93mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	0.93mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	13d	1	0.96mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	0.96mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	1.06mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	1.06mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	1.06mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	1.12mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	1.14mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	13d	1	1.19mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	13d	1	1.22mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	13d	1	1.23mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	43d	1	1.24mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	1.35mi

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 228-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: $2,216 · $185/mo
• Projected year-2 tax: $2,216 · $185/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 · 20 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: $15,798
• − Mortgage interest: −$4,756
• − Property taxes: −$2,216
• − Insurance: −$424
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$2,470
• Taxable income: $3,405
• Est. tax owed @ 24.0%: −$817
• After-tax cash flow: $3,681/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): 13,249
• Household income: $30,237
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 1099.0

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 5% Two or more races 4% Hispanic / Latino 3%
• Foreign-born: 2% · 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: ▲ 17.25%
• Current HPI: 233.9061
• Rent YoY: ▲ 13.56%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-5.7% since first listed

11 events — show timeline

• 2026-06-04 Listed $84,900 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2017-03-02 Sold (Public Records) — Public Records
• 2009-03-19 Sold (Public Records) — Public Records
• 2009-02-27 Sold (MLS) — MLSU
• 2008-09-22 Listed $34,900 MLSU
• 2007-08-11 Listed $108,000 MLSU
• 2004-08-18 Sold (Public Records) — Public Records
• 2004-07-20 Listed $90,000 MLSU
• 2002-09-09 Sold (Public Records) — Public Records
• 1985-04-29 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,216 · +2.2% YoY. Source: county tax records.