720 Colonial Cir · Jackson, MS 39211

$154,900

3 bd · 3.5 ba · 1,610 sqft · SingleFamily public records · 1 Days on market

Built 1957 0.51 ac lot Est $148k · at est.

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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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.1/10.0
• ARV discount +5.4/15.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedrooms. 3 full baths. Office. Laundry room with sink and a 4th commode. Den with gas starter fireplace. Kitchen with breakfast area and a formal living/dining room. 1788 sf heated and cooled with an additional 181 sf sun room. Almost a complete rehab. All new interior and exterior paint. Several new windows. All new pex plumbing to the home. HVAC ductwork disconnected from crawl space and added to the attic area. HVAC fully serviced. Lots of new flooring, fixtures, and appliances. 2 car garage. 1/2 acre lot with covered patio and fully fenced back yard. Front porch is enclosed with shatterproof glass. Circular drive with additional parking in the front. Lots of room inside, lots of room outside, and lots of room for parking. The property is in very good condition and also comes with a 13 month First American home warranty. Phone a real estate professional for more information.

Key facts

• Sunroom
• Fenced backyard
• 0.51 acre lot

Tags

• SUNROOM
• FENCED BACKYARD
• FUNCTIONAL FLOOR PLAN

Property features AI

Exterior

• Parking: Attached garage with garage door opener (2 spaces)
• Security: Smoke detectors; Window bars
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One level
• Construction: Metal siding and wood siding; Architectural shingle roof; Conventional foundation; Built in public records (year built source: public records)
• Exterior features: Patio with slab; Back yard chain link fencing; Level lot

Interior

• Kitchen: Gas cooktop; Oven; Dishwasher; Disposal; Refrigerator; Exhaust fan
• Flooring: Ceramic tile; Laminate; Wood
• Bathrooms: Three full bathrooms and one half bathroom (total 4)
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air conditioning; Ceiling fans
• Interior features: Living room fireplace; Aluminum frame windows; Smoke detectors; Window bars
• Laundry & utility: Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).

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: Callaway High School (math 3% / reading 10%, grade F, #191 of 197 statewide, top 97%, 923 students, 100% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 221 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 + 7.9% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $154,900

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $148,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1810 Lake Trace Dr	0.19mi	3/2.0	1,702 (+6%)	2mo	$240,000	$141	74
5828 Clubview Dr	0.39mi	3/2.0	1,544 (-4%)	3mo	$219,000	$142	67
404 Colonial Cir	0.45mi	3/2.0	1,689 (+5%)	1mo	$185,000	$110	64
5506 Concord Dr	0.57mi	3/2.0	1,540 (-4%)	1mo	$30,000	$19	60
1250 Summer Ln	0.54mi	4/2.0 (+1)	1,615 (+0%)	4mo	$101,000	$63	60
223 S Park Dr	0.55mi	4/2.0 (+1)	1,665 (+3%)	2mo	$160,000	$96	56
1218 Plantation Blvd	0.71mi	3/2.0	1,650 (+2%)	1mo	$145,000	$88	56
5863 Canton Park Dr	0.45mi	4/2.0 (+1)	1,703 (+6%)	4mo	$84,000	$49	55
5812 Concord Dr	0.49mi	3/2.0	1,796 (+12%)	4mo	$106,000	$59	48
11 Pear Orchard Park	0.55mi	3/2.0	1,793 (+11%)	4mo	$229,900	$128	46
1237 Springdale Dr	0.58mi	3/2.0	1,408 (-12%)	2mo	$103,500	$74	44
5854 Canton Park Dr	0.48mi	3/1.0	1,838 (+14%)	1mo	$169,000	$92	43

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 · 7.9% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $6,601
• Equity at exit: $23,096

10-year hold

• IRR: 17.3%
• Equity multiple: 2.74×
• Total profit: $75,378
• Equity at exit: $13,393

Cash invested: $43,372 (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 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$812
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $359

Break-even live

Break-even rent $1,260

Max offer price $154,900

Occupancy floor 74%

Sensitivity live

Price	-10% $446	-5% $403	+0% $359	+5% $315	+10% $271
Rent	-10% $223	-5% $291	+0% $359	+5% $427	+10% $494
Rate	-1.0pp $437	-0.5pp $398	base $359	+0.5pp $319	+1.0pp $278

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2009 Lake Trace Dr Jackson, MS	4.0	2.0	2028	$1,950	$0.96	15d	1	0.40mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	1955	$1,675	$0.86	25d	1	0.47mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$2,255	$2.10	15d	15	0.49mi
119 S Canton Club Cir Jackson, MS	3.0	2.0	1444	$1,595	$1.10	25d	1	0.52mi
51 Northtown Dr Unit 001G Jackson, MS	3.0	2.0	1260	$1,449	$1.15	15d	1	0.93mi
214 Foxboro Dr Jackson, MS	3.0	2.0	1224	$1,395	$1.14	15d	1	1.06mi
1620 E County Line Rd Ridgeland, MS	1.0–3.0	1.0–2.5	1126	$1,595	$1.42	15d	7	1.07mi
3001 Jamestown Way Jackson, MS	2.0	1.5	1200	$1,100	$0.92	25d	1	1.10mi
1702 Jamestown Way Unit 1702 Jackson, MS	3.0	2.0	1465	$1,495	$1.02	45d	1	1.11mi
51 Northtown Dr Apt 10E Jackson, MS	2.0	2.0	1096	$1,199	$1.09	15d	1	1.15mi
51 Northtown Dr Unit 014G Jackson, MS	2.0	2.0	1096	$1,249	$1.14	15d	1	1.15mi
51 Northtown Dr Unit 021A Jackson, MS	3.0	2.0	1500	$1,694	$1.13	22d	1	1.15mi
51 Northtown Dr Unit 002G Jackson, MS	3.0	2.0	1260	$1,644	$1.30	45d	1	1.15mi
51 Northtown Dr Apt 13L Jackson, MS	2.0	2.0	1096	$1,364	$1.24	45d	1	1.15mi
51 Northtown Dr Unit 001F Jackson, MS	3.0	2.0	1260	$1,644	$1.30	15d	1	1.15mi
51 Northtown Dr Unit 001B Jackson, MS	3.0	2.0	1260	$1,499	$1.19	15d	1	1.15mi
51 Northtown Dr Unit 027B Jackson, MS	2.0	2.0	1096	$1,439	$1.31	15d	1	1.15mi
51 Northtown Dr Unit 027G Jackson, MS	2.0	2.0	1096	$1,279	$1.17	15d	1	1.15mi
5538 Pine Lane Dr Jackson, MS	3.0	2.0	1627	$1,465	$0.90	45d	1	1.23mi
35 Meadowoods Ter Jackson, MS	3.0	2.0	1269	$1,450	$1.14	25d	1	1.25mi
5544 Wayneland Dr Jackson, MS	3.0	2.0	1800	$1,831	$1.02	45d	1	1.28mi
2501 River Oaks Blvd Jackson, MS	1.0–2.0	1.0–2.0	980	$1,600	$1.63	15d	6	1.35mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	45d	1	1.39mi

Listing history 2 events

1. 2026-06-18
   remarks 316-char remark
2. 2026-06-18
   listed $154,900 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: $1,424 · $119/mo
• Projected year-2 tax: $1,424 · $119/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: $20,572
• − Mortgage interest: −$8,677
• − Property taxes: −$1,424
• − Insurance: −$774
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$4,506
• Taxable income: $1,899
• Est. tax owed @ 24.0%: −$456
• After-tax cash flow: $3,850/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): 23,838
• Household income: $69,426
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 736.0

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: Majority Black (59%)
• Race & ethnicity: Black 59% White 36% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

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: ▼ -135.99%
• Current HPI: 145.5192
• Rent YoY: ▲ 7.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+73.1% since first listed

11 events — show timeline

• 2026-06-16 Listed $154,900 MLSU
• 2019-01-29 Sold (Public Records) — Public Records
• 2019-01-29 Sold (MLS) — MLSU
• 2018-01-17 Listed $124,900 MLSU
• 2012-05-17 Sold (Public Records) — Public Records
• 2011-08-12 Sold (MLS) — MLSU
• 2011-08-03 Sold (Public Records) — Public Records
• 2011-05-10 Listed $45,675 MLSU
• 2003-11-03 Sold (MLS) — MLSU
• 2003-04-23 Listed $89,500 MLSU
• 1959-07-02 Sold (Public Records) — Public Records

Property tax history

-3.7%/yr

Latest (2025): $1,424 · +2.8% YoY. Source: county tax records.