134 Cherry Hill Dr · Jackson, MS 39212

$35,000

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 189 Days on market

Built 1966 0.26 ac lot Est $35k · at est. ↓ 22% 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
• ARV discount +7.8/15.0
• 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

This is a golden opportunity to pick up on and investment unit, in good shape. Good bones , Roof , AC/HVAC. Call for details

Key facts

• 0.26 acre lot
• Parking
• Built 1966

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.9% 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: 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: Key Elementary School (math 12% / reading 12%, grade F, #308 of 375 statewide, top 83%, 199 students, 100% FRL); Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 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 (+4.2%/yr); 302 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $13k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• 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 $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.45% ✓
• Cap rate: 28.94%
• Cash-on-cash: 80.88%
• DSCR: 4.60
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $35,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Hilliyard Ct	0.08mi	3/1.0	980 (-5%)	4mo	$24,900	$25	84
2647 Glenn St	0.54mi	3/1.0	1,050 (+1%)	2mo	$14,500	$14	71
3008 Woodbine St	0.43mi	3/1.0	1,070 (+3%)	6mo	$3,500	$3	69
167 Treehaven Dr	0.19mi	3/2.0	1,151 (+11%)	1mo	$39,500	$34	68
2836 Woodbine St	0.48mi	3/2.0	1,012 (-2%)	11mo	$33,500	$33	60
2524 Coronet Pl	0.46mi	3/1.0	1,190 (+15%)	3mo	$30,000	$25	51
715 Dorgan St	0.69mi	3/1.0	1,122 (+8%)	6mo	$77,500	$69	49
2914 Barwood Dr	0.51mi	3/2.0	1,116 (+8%)	13mo	$49,900	$45	49
267 Woody Dr	0.62mi	3/1.5	1,165 (+12%)	8mo	$38,000	$33	41
2364 Coronet Pl	0.70mi	3/1.0	1,190 (+15%)	6mo	$74,500	$63	38
3141 Benson Dr	0.66mi	3/1.0	1,152 (+11%)	15mo	$85,000	$74	38
2416 Paden St	0.66mi	4/2.0 (+1)	1,178 (+14%)	0mo	$84,900	$72	37

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: 82.6%
• Equity multiple: 4.87×
• Total profit: $37,960
• Equity at exit: $5,219

10-year hold

• IRR: 86.2%
• Equity multiple: 10.57×
• Total profit: $93,794
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,208 high
• Mortgage (P&I): −$184
• Tax from tax record: −$96 /mo · $1,147/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $661

Break-even live

Break-even rent $372

Max offer price $35,000

Occupancy floor 40%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	44d	18	0.25mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	14d	1	0.36mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	0.36mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	0.64mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	44d	1	0.66mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	0.67mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	0.68mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	44d	1	0.68mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	0.71mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	0.80mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	1.02mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.08mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	14d	1	1.23mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	23d	1	1.23mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	1.24mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	1.25mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	1.25mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.26mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	23d	1	1.29mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	1.33mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	1.33mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	1.37mi
3875 Interstate 55 Jackson, MS	1.0–2.0	1.5	800	$1,100	$1.38	14d	1	1.42mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	1.44mi

Listing history 14 events

1. 2026-01-06
   status Pending
2. 2026-01-03
   price $35,000
3. 2026-01-02
   status Active
4. 2025-12-31
   historical
5. 2025-11-01
   price $45,000
6. 2025-10-27
   price $46,500
7. 2025-10-13
   price $47,000
8. 2025-10-02
   status Active
9. 2025-09-30
   historical
10. 2025-06-26
    listed $48,000 Active
11. 2021-10-02
    historical
12. 2008-01-03
    listed $45,000
13. 1989-09-06
    soldstatus
14. 1977-10-27
    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: $1,147 · $96/mo
• Projected year-2 tax: $1,147 · $96/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 · 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: $14,494
• − Mortgage interest: −$1,961
• − Property taxes: −$1,147
• − Insurance: −$175
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$1,018
• Taxable income: $7,875
• Est. tax owed @ 24.0%: −$1,890
• After-tax cash flow: $6,036/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

-22.2% since first listed

14 events — show timeline

• 2026-01-06 Pending — MLSU
• 2026-01-03 Price Changed $35,000 MLSU
• 2026-01-02 Relisted — MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-11-01 Price Changed $45,000 MLSU
• 2025-10-27 Price Changed $46,500 MLSU
• 2025-10-13 Price Changed $47,000 MLSU
• 2025-10-02 Relisted — MLSU
• 2025-09-30 Listing Removed — MLSU
• 2025-06-26 Listed $48,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2008-01-03 Listed $45,000 MLSU
• 1989-09-06 Sold (Public Records) — Public Records
• 1977-10-27 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,147 · +2.6% YoY. Source: county tax records.