3155 Shirley Dr · Jackson, MS 39212

$99,000

3 bd · 2.0 ba · 1,131 sqft · SingleFamily public records · 110 Days on market

Built 1956 0.33 ac lot $88/sqft · 106% above area

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• 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 MLS

Welcome home to this well-maintained 3-bedroom, 2-bath property offering comfort, functionality, and affordability all in one. Whether you're a first-time homebuyer looking to step into ownership or an investor seeking a solid addition to your portfolio, this home checks the boxes. The layout features a spacious living area, a functional kitchen with ample cabinet space, and a primary suite with a private bath. The additional bedrooms are generously sized and perfect for family, guests, or a home office setup. This property is move-in ready and offers a great opportunity at an accessible price point. Why continue renting when you can own? For those not quite ready to purchase, this home is also available for rent, providing flexible options to fit your needs. Schedule your private showing today and explore the possibilities this home has to offer.

Key facts

• 0.33 acre lot
• 2 parking spots
• Built 1956

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.

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: schools F, amenities F, employment 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.
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 35 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y ago; this cycle's ask is 9800% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.25% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.75%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

• ARV (median comp): $47,995
• List price: $99,000
• Delta: 106.27%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3333 Rosemary Ave	0.18mi	3/1.5	1,241 (+10%)	5mo	$63,000	$51	70
2920 Lakewood Dr	0.56mi	4/2.0 (+1)	1,125 (-0%)	1mo	$69,900	$62	67
677 Woody Dr	0.31mi	3/2.0	1,248 (+10%)	2mo	$70,000	$56	67
1219 Woody Dr	0.36mi	3/1.0	1,058 (-6%)	5mo	$67,000	$63	65
702 Cooper Rd	0.27mi	3/1.0	1,241 (+10%)	4mo	$91,000	$73	64
1340 Woody Dr	0.45mi	3/1.0	1,208 (+7%)	1mo	$59,900	$50	63
2813 Brookwood Dr	0.64mi	3/1.0	1,141 (+1%)	3mo	$45,000	$39	62
2877 Teresa Dr	0.38mi	3/1.5	1,006 (-11%)	4mo	$105,000	$104	58
2842 Teresa Dr	0.46mi	3/1.0	1,008 (-11%)	2mo	$35,000	$35	55
1539 Woodburn St	0.58mi	3/1.0	1,043 (-8%)	5mo	$90,000	$86	51
983 Branch St	0.68mi	3/2.0	1,252 (+11%)	4mo	$60,000	$48	47
2677 Shannon St	0.75mi	3/1.0	1,032 (-9%)	2mo	$60,000	$58	45

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: 5.3%
• Equity multiple: 1.21×
• Total profit: $5,733
• Equity at exit: $14,761

10-year hold

• IRR: 15.8%
• Equity multiple: 2.36×
• Total profit: $37,561
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$519
• Tax from tax record: −$98 /mo · $1,180/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $318

Break-even live

Break-even rent $834

Max offer price $99,000

Occupancy floor 69%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	0.03mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	0.11mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	0.16mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	0.29mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	0.30mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	0.30mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	0.34mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	0.36mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	0.41mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	0.46mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	0.52mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	0.58mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	0.66mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	0.67mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	0.72mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	14d	1	0.76mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	0.78mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	0.80mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	0.80mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	14d	1	0.85mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	0.87mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	0.89mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	0.89mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	43d	1	0.95mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	0.96mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	0.96mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	1.00mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	1.00mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	1.08mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	1.13mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	1.18mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	14d	1	1.18mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	1.22mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	1.22mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	21d	1	1.31mi

Listing history 39 events

1. 2026-06-18
   days on market $99,000 Active 110 DOM
2. 2026-06-17
   days on market $99,000 Active 109 DOM
3. 2026-06-16
   days on market $99,000 Active 108 DOM
4. 2026-06-15
   days on market $99,000 Active 107 DOM
5. 2026-06-14
   days on market $99,000 Active 105 DOM
6. 2026-06-13
   days on market $99,000 Active 104 DOM
7. 2026-06-10
   days on market $99,000 Active 102 DOM
8. 2026-06-09
   days on market $99,000 Active 101 DOM
9. 2026-06-08
   days on market $99,000 Active 100 DOM
10. 2026-06-07
    days on market $99,000 Active 99 DOM
11. 2026-06-05
    days on market $99,000 Active 96 DOM
12. 2026-06-03
    days on market $99,000 Active 95 DOM
13. 2026-06-02
    days on market $99,000 Active 94 DOM
14. 2026-06-01
    days on market $99,000 Active 93 DOM
15. 2026-05-31
    days on market $99,000 Active 92 DOM
16. 2026-05-30
    days on market $99,000 Active 91 DOM
17. 2026-04-03
    historical $1,000
18. 2026-03-04
    listed $1,000
19. 2026-02-27
    listed $99,000 Active 868-char remark

    Show marketing remark (868 chars)

    Welcome home to this well-maintained 3-bedroom, 2-bath property offering comfort, functionality, and affordability all in one. Whether you're a first-time homebuyer looking to step into ownership or an investor seeking a solid addition to your portfolio, this home checks the boxes. The layout features a spacious living area, a functional kitchen with ample cabinet space, and a primary suite with a private bath. The additional bedrooms are generously sized and perfect for family, guests, or a home office setup. This property is move-in ready and offers a great opportunity at an accessible price point. Why continue renting when you can own? For those not quite ready to purchase, this home is also available for rent, providing flexible options to fit your needs. Schedule your private showing today and explore the possibilities this home has to offer.

20. 2021-10-02
    historical
21. 2016-12-02
    soldstatus
22. 2014-08-25
    soldstatus
23. 2013-02-13
    soldstatus
24. 2013-02-06
    soldstatus
25. 2013-01-10
    listed $14,900
26. 2012-12-18
    soldstatus
27. 2008-03-10
    soldstatus
28. 2007-03-06
    listed $76,500
29. 2006-12-28
    soldstatus
30. 2006-12-19
    soldstatus
31. 2006-12-08
    listed $25,500
32. 2005-08-19
    soldstatus
33. 2004-11-20
    historical
34. 2002-11-21
    soldstatus
35. 2002-11-21
    soldstatus
36. 2002-09-20
    listed $26,000
37. 2001-10-15
    listed $37,500
38. 1997-04-30
    soldstatus
39. 1985-01-31
    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: $1,180 · $98/mo
• Projected year-2 tax: $1,180 · $98/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 · 18 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: $14,829
• − Mortgage interest: −$5,546
• − Property taxes: −$1,180
• − Insurance: −$495
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$2,880
• Taxable income: $2,356
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $3,245/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

-97.3% since first listed

23 events — show timeline

• 2026-04-03 Rental Removed $1,000 BUILDIUM
• 2026-03-04 Listed for Rent $1,000 BUILDIUM
• 2026-02-27 Listed $99,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2016-12-02 Sold (Public Records) — Public Records
• 2014-08-25 Sold (Public Records) — Public Records
• 2013-02-13 Sold (MLS) — MLSU
• 2013-02-06 Sold (Public Records) — Public Records
• 2013-01-10 Listed $14,900 MLSU
• 2012-12-18 Sold (Public Records) — Public Records
• 2008-03-10 Sold (Public Records) — Public Records
• 2007-03-06 Listed $76,500 MLSU
• 2006-12-28 Sold (MLS) — MLSU
• 2006-12-19 Sold (Public Records) — Public Records
• 2006-12-08 Listed $25,500 MLSU
• 2005-08-19 Sold (Public Records) — Public Records
• 2004-11-20 Listing Removed — MLSU
• 2002-11-21 Sold (Public Records) — Public Records
• 2002-11-21 Sold (MLS) — MLSU
• 2002-09-20 Listed $26,000 MLSU
• 2001-10-15 Listed $37,500 MLSU
• 1997-04-30 Sold (Public Records) — Public Records
• 1985-01-31 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,180 · +2.4% YoY. Source: county tax records.