265 Sun Dr · Jackson, MS 39211

$133,000

3 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 3 Days on market

Built 1960 0.29 ac lot $111/sqft · 8% above area Est $123k · 8% over

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Rent growth +4.5/5.0
• ARV discount +4.0/15.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Step inside this straightforward 3 bedroom, 2 bath home in Canton Avenue Estates and see how much usable space it offers. The layout includes a comfortable, large living room up front and a dining area combined with an efficient kitchen that keeps everything close at hand. Down the hall you'll find a 12' x 11' primary bedroom with its own bath, plus two additional bedrooms near the second full bath—easy for sleep, study, or a home office setup. Room sizes are practical and the simple floor plan makes furniture placement and day to day living easy. Outside, the lot provides space for parking and a yard that's big enough to enjoy without demanding every weekend. The location offers conv

Key facts

• Big yard
• Dining area
• Large living room

Tags

• LARGE LIVING ROOM
• DINING AREA
• EFFICIENT KITCHEN
• PRIMARY BEDROOM
• TWO ADDITIONAL BEDROOMS
• BIG YARD

Property features AI

Exterior

• Parking: Enclosed garage with storage (2 parking spaces total); Concrete parking surfaces
• Security: Deadbolt locks
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Fiber to the house
• Home design: Single-family house; One level; Move-in ready
• Construction: Brick and shingle siding exterior; Architectural shingle roof; Conventional foundation; Built-in workshop addition (added around 1985)
• Exterior features: Brick patio and slab patio; Built-in barbecue; Chain link fence with gate; Back yard; Front yard; Garden; Level to sloped, rectangular interior city lot

Interior

• Kitchen: Eat-in kitchen with room for a large table; Free-standing electric oven and range; Refrigerator; Freezer; Microwave; Built-in barbecue (exterior-adjacent feature noted)
• Bedrooms: Primary bedroom (main level); Two additional bedrooms (main level)
• Flooring: Luxury vinyl; Laminate; Vinyl; Carpet
• Bathrooms: Two full bathrooms (one attached to primary bedroom)
• Heating & cooling: Central heating (natural gas); Central air conditioning; Whole house fan; Ceiling fans for cooling
• Interior features: Ceiling fans; Eat-in kitchen; Primary bedroom on main level; Aluminum-framed windows; Deadbolt locks
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on main level adjacent to garage; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).

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: Rents rising fast (+7.9%/yr); 221 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $920 of loan paydown is wiped out by about $4k 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 $37k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $133,000

Questions for the listing agent

1. Built in 1960 — 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: 1.22% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.71%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $123,408
• List price: $133,000
• Delta: 7.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
258 Sun Dr	0.03mi	3/1.5	1,180 (-1%)	19mo	$139,900	$119	79
277 Sun Dr Dr	0.03mi	3/1.5	1,160 (-3%)	24mo	$70,000	$60	72
132 Glenside Dr	0.13mi	3/1.0	1,235 (+3%)	16mo	$154,500	$125	71
315 Sun Dr	0.11mi	3/2.0	1,290 (+8%)	24mo	$62,400	$48	62
203 Southbrook Dr	0.32mi	3/2.0	1,368 (+14%)	15mo	$92,900	$68	49
5821 Old Canton Rd	0.56mi	3/2.0	1,334 (+12%)	22mo	$90,000	$67	36
5785 E Sedgwick Ct	0.64mi	3/2.0	1,308 (+9%)	22mo	$158,000	$121	36
5885 E Sedgwick Ct	0.69mi	3/2.0	1,323 (+11%)	17mo	$149,800	$113	36
214 Colonial Cir	0.59mi	3/2.0	1,375 (+15%)	22mo	$120,000	$87	29

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: 6.5%
• Equity multiple: 1.27×
• Total profit: $10,010
• Equity at exit: $19,831

10-year hold

• IRR: 19.9%
• Equity multiple: 3.06×
• Total profit: $76,757
• Equity at exit: $11,499

Cash invested: $37,240 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,623 high
• Mortgage (P&I): −$697
• Tax est. 1.5%: −$166 /mo · $1,995/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $363

Break-even live

Break-even rent $1,163

Max offer price $133,000

Occupancy floor 73%

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$2,255	$2.10	13d	15	0.46mi
119 S Canton Club Cir Jackson, MS	3.0	2.0	1444	$1,595	$1.10	23d	1	0.47mi
214 Foxboro Dr Jackson, MS	3.0	2.0	1224	$1,395	$1.14	13d	1	0.98mi
5000 Ridgewood Rd Jackson, MS	2.0	2.0	1093	$1,279	$1.17	44d	1	1.02mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	43d	1	1.19mi
51 Northtown Dr Unit 001G Jackson, MS	3.0	2.0	1260	$1,449	$1.15	13d	1	1.27mi
51 Northtown Dr Unit 003D Jackson, MS	2.0	2.0	1025	$1,199	$1.17	43d	1	1.27mi
50 Northtown Dr Jackson, MS	1.0–2.0	1.0–2.0	871	$1,200	$1.38	13d	15	1.28mi
51 Northtown Dr Unit 008E Jackson, MS	2.0	2.0	1025	$1,354	$1.32	43d	1	1.38mi
51 Northtown Dr Unit 009D Jackson, MS	2.0	2.0	1025	$1,179	$1.15	23d	1	1.38mi
51 Northtown Dr Unit 001F Jackson, MS	3.0	2.0	1260	$1,644	$1.30	13d	1	1.38mi
51 Northtown Dr Unit 001B Jackson, MS	3.0	2.0	1260	$1,499	$1.19	13d	1	1.38mi
51 Northtown Dr Unit 027B Jackson, MS	2.0	2.0	1096	$1,439	$1.31	13d	1	1.38mi
51 Northtown Dr Unit 027G Jackson, MS	2.0	2.0	1096	$1,279	$1.17	13d	1	1.38mi
51 Northtown Dr Apt 10E Jackson, MS	2.0	2.0	1096	$1,199	$1.09	13d	1	1.38mi
51 Northtown Dr Unit 006H Jackson, MS	2.0	2.0	1025	$1,289	$1.26	23d	1	1.38mi
51 Northtown Dr Unit 009H Jackson, MS	2.0	2.0	1025	$1,179	$1.15	13d	1	1.38mi
51 Northtown Dr Unit 014G Jackson, MS	2.0	2.0	1096	$1,249	$1.14	13d	1	1.38mi
51 Northtown Dr Unit 009F Jackson, MS	2.0	2.0	1025	$1,319	$1.29	43d	1	1.38mi
51 Northtown Dr Unit 021A Jackson, MS	3.0	2.0	1500	$1,694	$1.13	21d	1	1.38mi
51 Northtown Dr Unit 002G Jackson, MS	3.0	2.0	1260	$1,644	$1.30	43d	1	1.38mi
51 Northtown Dr Apt 13L Jackson, MS	2.0	2.0	1096	$1,364	$1.24	43d	1	1.38mi
5155 Wayneland Dr Jackson, MS	1.0–2.0	1.0–2.0	905	$1,500	$1.66	23d	1	1.45mi
9B River Oaks Pl Jackson, MS	2.0	2.0	1012	$1,395	$1.38	23d	1	1.49mi

Listing history 3 events

1. 2026-05-09
   status Pending 1012-char remark
2. 2026-05-05
   listed $133,000 Active 1012-char remark
3. 1973-05-24
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,480
• − Mortgage interest: −$7,450
• − Property taxes: −$1,995
• − Insurance: −$665
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$3,869
• Taxable income: $2,384
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $3,787/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

4 events — show timeline

• 2026-06-17 Sold (MLS) — MLSU
• 2026-05-09 Pending — MLSU
• 2026-05-05 Listed $133,000 MLSU
• 1973-05-24 Sold (Public Records) — Public Records

Property tax history

+18.9%/yr

Latest (2025): $37 · +99.0% YoY. Source: county tax records.