1541 Dianne Dr · Jackson, MS 39204

$79,900

4 bd · 2.5 ba · 1,360 sqft · SingleFamily public records · 80 Days on market

Built 1960 10,018 sqft lot $59/sqft · 88% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Spacious 4-Bedroom Gem with Bonus Room! Discover the perfect blend of space and comfort at 1541 Dianne Drive, located in the established Woodville Heights area of South Jackson. This rare find offers approximately 1,410 square feet of living space significantly larger than many neighboring homes making it an ideal choice for a growing family or a savvy investor looking for a high-occupancy rental. The interior boasts timeless hardwood floors and a versatile layout that includes four well-sized bedrooms and 2.5 bathrooms. The heart of the home features a functional kitchen with ceramic tile countertops and a matching backsplash. One of the standout features of this residence is the step-down den/bonus room, which includes a convenient half-bath and provides the perfect space for a home theater, playroom, or oversized home office. Outside, you'll find a lovely covered front porch perfect for morning coffee and a fully fenced backyard for privacy and play. With a solid brick-and-siding exterior and a conventional foundation, this 1960s ranch has been built to last. Location is key, as you are within easy walking distance to Woodville Heights Elementary and just minutes from local shopping and I-20 access.

Key facts

• Covered front porch
• Matching backsplash
• Step-down den

Tags

• HARDWOOD FLOORS
• CERAMIC TILE COUNTERTOPS
• MATCHING BACKSPLASH
• STEP-DOWN DEN
• COVERED FRONT PORCH
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 9.9% in Jackson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 (+13.6%/yr); 121 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,284/mo this rent would consume 51% 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 ($552 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.61% ✓
• Cap rate: 13.18%
• Cash-on-cash: 24.59%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (median comp): $44,065
• List price: $79,900
• Delta: 81.32%
• 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
404 Mcdowell Park Cir	0.29mi	3/1.5 (-1)	1,358 (-0%)	4mo	$99,000	$73	74
1776 Wood Glen Dr	0.33mi	3/2.0 (-1)	1,309 (-4%)	5mo	$39,900	$30	67
2646 Revere St	0.56mi	3/1.0 (-1)	1,360 (0%)	0mo	$30,000	$22	62
2716 Woodside Dr	0.19mi	3/1.5 (-1)	1,184 (-13%)	0mo	$54,900	$46	60
1416 Wooddell Dr	0.70mi	3/2.0 (-1)	1,357 (-0%)	4mo	$35,000	$26	56
1275 Dorgan St	0.37mi	3/2.0 (-1)	1,219 (-10%)	8mo	$70,000	$57	52
2081 Shady Lane Dr	0.67mi	3/2.0 (-1)	1,420 (+4%)	4mo	$12,000	$8	52
2813 Marydale Dr	0.58mi	3/1.5 (-1)	1,500 (+10%)	2mo	$34,999	$23	45
2971 Kentwood Dr	0.70mi	4/2.0	1,532 (+13%)	3mo	$59,900	$39	42
3007 Oak Forest Dr	0.73mi	4/2.0	1,520 (+12%)	6mo	$99,700	$66	40
1422 Wooddell Dr	0.69mi	4/2.0	1,540 (+13%)	6mo	$99,000	$64	39
2566 Mcdowell Cir	0.68mi	3/1.5 (-1)	1,204 (-12%)	3mo	$35,000	$29	38

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: 45.7%
• Equity multiple: 4.55×
• Total profit: $79,528
• Equity at exit: $71,980

10-year hold

• IRR: 41.7%
• Equity multiple: 11.20×
• Total profit: $228,090
• Equity at exit: $155,228

Cash invested: $22,372 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$419
• Tax from tax record: −$104 /mo · $1,246/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $459

Break-even live

Break-even rent $704

Max offer price $79,900

Occupancy floor 59%

Sensitivity live

Price	-10% $504	-5% $481	+0% $459	+5% $436	+10% $413
Rent	-10% $357	-5% $408	+0% $459	+5% $509	+10% $560
Rate	-1.0pp $499	-0.5pp $479	base $459	+0.5pp $438	+1.0pp $417

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	15d	1	0.06mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	0.06mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	15d	1	0.14mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	24d	1	0.14mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	24d	1	0.20mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	15d	1	0.33mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	0.42mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	0.42mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	0.46mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	15d	1	0.46mi
1641 Woodburn St Jackson, MS	5.0	2.0	1300	$1,812	$1.39	15d	1	0.55mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	15d	1	0.60mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	24d	1	0.62mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	24d	1	0.68mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	45d	1	0.71mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	45d	1	0.75mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	15d	1	0.75mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	24d	1	0.75mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	24d	1	0.80mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	15d	1	0.81mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	45d	1	0.83mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	0.84mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	45d	1	0.90mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	45d	1	0.91mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	0.95mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	45d	1	0.96mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	24d	1	0.97mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	45d	1	0.99mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	15d	1	1.02mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	45d	1	1.09mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	15d	1	1.13mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	15d	1	1.15mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	15d	1	1.22mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	22d	1	1.24mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	15d	1	1.28mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	1.30mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	15d	1	1.40mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	24d	1	1.41mi
2010 Chadwick Dr Jackson, MS	3.0	2.0	1275	$1,145	$0.90	45d	1	1.43mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	45d	1	1.46mi

Listing history 21 events

1. 2026-06-18
   days on market $79,900 Active 80 DOM
2. 2026-06-17
   days on market $79,900 Active 79 DOM
3. 2026-06-16
   days on market $79,900 Active 78 DOM
4. 2026-06-15
   days on market $79,900 Active 77 DOM
5. 2026-06-14
   days on market $79,900 Active 75 DOM
6. 2026-06-13
   days on market $79,900 Active 74 DOM
7. 2026-06-10
   days on market $79,900 Active 72 DOM
8. 2026-06-09
   days on market $79,900 Active 71 DOM
9. 2026-06-08
   days on market $79,900 Active 70 DOM
10. 2026-06-07
    days on market $79,900 Active 69 DOM
11. 2026-06-05
    days on market $79,900 Active 66 DOM
12. 2026-06-03
    days on market $79,900 Active 65 DOM
13. 2026-06-02
    days on market $79,900 Active 64 DOM
14. 2026-06-01
    days on market $79,900 Active 63 DOM
15. 2026-05-31
    days on market $79,900 Active 62 DOM
16. 2026-05-30
    days on market $79,900 Active 61 DOM
17. 2026-03-30
    listed $79,900 Active 1227-char remark

    Show marketing remark (1227 chars)

    Spacious 4-Bedroom Gem with Bonus Room! Discover the perfect blend of space and comfort at 1541 Dianne Drive, located in the established Woodville Heights area of South Jackson. This rare find offers approximately 1,410 square feet of living space significantly larger than many neighboring homes making it an ideal choice for a growing family or a savvy investor looking for a high-occupancy rental. The interior boasts timeless hardwood floors and a versatile layout that includes four well-sized bedrooms and 2.5 bathrooms. The heart of the home features a functional kitchen with ceramic tile countertops and a matching backsplash. One of the standout features of this residence is the step-down den/bonus room, which includes a convenient half-bath and provides the perfect space for a home theater, playroom, or oversized home office. Outside, you'll find a lovely covered front porch perfect for morning coffee and a fully fenced backyard for privacy and play. With a solid brick-and-siding exterior and a conventional foundation, this 1960s ranch has been built to last. Location is key, as you are within easy walking distance to Woodville Heights Elementary and just minutes from local shopping and I-20 access.

18. 2018-04-19
    soldstatus 248-char remark

    Show marketing remark (248 chars)

    Nice 4 bedroom 2.5 bath home ready for new owners. Lovely front porch, hardwood floors, ceramic tile counter tops and back splash. Step down den or bonus room with half bath. Very affordable, great for a first time home buyer. Call a Realtor today.

19. 2018-04-17
    soldstatus
20. 2018-03-28
    listed $69,000 248-char remark

    Show marketing remark (248 chars)

    Nice 4 bedroom 2.5 bath home ready for new owners. Lovely front porch, hardwood floors, ceramic tile counter tops and back splash. Step down den or bonus room with half bath. Very affordable, great for a first time home buyer. Call a Realtor today.

21. 1995-01-27
    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: $1,246 · $104/mo
• Projected year-2 tax: $1,246 · $104/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: $15,412
• − Mortgage interest: −$4,476
• − Property taxes: −$1,246
• − Insurance: −$400
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$2,324
• Taxable income: $4,501
• Est. tax owed @ 24.0%: −$1,080
• After-tax cash flow: $4,422/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

+15.8% since first listed

5 events — show timeline

• 2026-03-30 Listed $79,900 MLSU
• 2018-04-19 Sold (MLS) — MLSU
• 2018-04-17 Sold (Public Records) — Public Records
• 2018-03-28 Listed $69,000 MLSU
• 1995-01-27 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,246 · +2.5% YoY. Source: county tax records.