235 Daniel Lake Blvd · Jackson, MS 39212

$149,000

3 bd · 2.5 ba · 2,524 sqft · SingleFamily public records · 500 Days on market

Built 1956 0.75 ac lot $59/sqft · 165% above area

---

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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• 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

MUST SEE this Wonderful 3/2.5 on HUGE lot, conveniently located near I-55, places of worship, shopping and schools! Don't miss your opportunity to own this spacious home featuring hardwood floors, bonus room, fabulous outdoor space in LARGE backyard for entertaining! Call today to see this incredible home!! Bring all reasonable offers!

Key facts

• Large backyard
• Bonus room
• Outdoor space

Tags

• HUGE LOT
• BONUS ROOM
• OUTDOOR SPACE
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (1.9% below list).
• Recommended offer: $131k (12.0% 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: 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: Shirley Elementary School (math 2% / reading 17%, grade F, #319 of 375 statewide, top 88%, 174 students, 100% FRL); Whitten Middle School (math 4% / reading 11%, grade F, #168 of 179 statewide, top 94%, 338 students, 100% FRL); Jim Hill High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 908 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 500 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 500 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 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: 0.98% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (median comp): $56,295
• List price: $149,000
• Delta: 164.68%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3765 Terry Rd	0.67mi	3/2.5	2,766 (+10%)	17mo	$119,900	$43	39
312 W Leavell Woods Dr	0.67mi	3/1.0	2,217 (-12%)	6mo	$12,600	$6	38

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-9,113
• Equity at exit: $22,216

10-year hold

• IRR: 5.2%
• Equity multiple: 1.40×
• Total profit: $16,688
• Equity at exit: $12,883

Cash invested: $41,720 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,462 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$104 /mo · $1,245/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $208

Break-even live

Break-even rent $1,199

Max offer price $149,000

Occupancy floor 81%

Sensitivity live

Price	-10% $292	-5% $250	+0% $208	+5% $166	+10% $123
Rent	-10% $92	-5% $150	+0% $208	+5% $265	+10% $323
Rate	-1.0pp $283	-0.5pp $246	base $208	+0.5pp $169	+1.0pp $130

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	45d	1	1.18mi

Listing history 30 events

1. 2026-06-22
   days on market $149,000 Active 500 DOM
2. 2026-06-18
   days on market $149,000 Active 497 DOM
3. 2026-06-17
   days on market $149,000 Active 496 DOM
4. 2026-06-16
   days on market $149,000 Active 495 DOM
5. 2026-06-15
   days on market $149,000 Active 494 DOM
6. 2026-06-14
   days on market $149,000 Active 492 DOM
7. 2026-06-13
   days on market $149,000 Active 491 DOM
8. 2026-06-10
   days on market $149,000 Active 489 DOM
9. 2026-06-09
   days on market $149,000 Active 488 DOM
10. 2026-06-08
    days on market $149,000 Active 487 DOM
11. 2026-06-07
    days on market $149,000 Active 486 DOM
12. 2026-06-05
    days on market $149,000 Active 483 DOM
13. 2026-06-03
    days on market $149,000 Active 482 DOM
14. 2026-06-02
    days on market $149,000 Active 481 DOM
15. 2026-06-01
    days on market $149,000 Active 480 DOM
16. 2026-05-31
    days on market $149,000 Active 479 DOM
17. 2026-05-30
    days on market $149,000 Active 478 DOM
18. 2025-05-17
    status Active 338-char remark

    Show marketing remark (338 chars)

    MUST SEE this Wonderful 3/2.5 on HUGE lot, conveniently located near I-55, places of worship, shopping and schools! Don't miss your opportunity to own this spacious home featuring hardwood floors, bonus room, fabulous outdoor space in LARGE backyard for entertaining! Call today to see this incredible home!! Bring all reasonable offers!

19. 2025-04-30
    status Pending 338-char remark

    Show marketing remark (338 chars)

    MUST SEE this Wonderful 3/2.5 on HUGE lot, conveniently located near I-55, places of worship, shopping and schools! Don't miss your opportunity to own this spacious home featuring hardwood floors, bonus room, fabulous outdoor space in LARGE backyard for entertaining! Call today to see this incredible home!! Bring all reasonable offers!

20. 2025-03-27
    price $149,000 338-char remark

    Show marketing remark (338 chars)

    MUST SEE this Wonderful 3/2.5 on HUGE lot, conveniently located near I-55, places of worship, shopping and schools! Don't miss your opportunity to own this spacious home featuring hardwood floors, bonus room, fabulous outdoor space in LARGE backyard for entertaining! Call today to see this incredible home!! Bring all reasonable offers!

21. 2025-02-25
    price $150,000 338-char remark

    Show marketing remark (338 chars)

    MUST SEE this Wonderful 3/2.5 on HUGE lot, conveniently located near I-55, places of worship, shopping and schools! Don't miss your opportunity to own this spacious home featuring hardwood floors, bonus room, fabulous outdoor space in LARGE backyard for entertaining! Call today to see this incredible home!! Bring all reasonable offers!

22. 2025-01-20
    listed $159,000 Active 338-char remark

    Show marketing remark (338 chars)

    MUST SEE this Wonderful 3/2.5 on HUGE lot, conveniently located near I-55, places of worship, shopping and schools! Don't miss your opportunity to own this spacious home featuring hardwood floors, bonus room, fabulous outdoor space in LARGE backyard for entertaining! Call today to see this incredible home!! Bring all reasonable offers!

23. 2015-10-21
    soldstatus 549-char remark

    Show marketing remark (549 chars)

    Do not miss this immaculate 2542 sqft home located off of I55 S. This home has been fully renovated from the studs to the cosmetics. There is NEW A/C duct with new packing unit. Plumbing is new with all the latest features of hardware and fixtures. Floor joist in the massive den is also new. This house is waiting on its next home owner. Jack and Jill bathrooms. Home has tons of space with a lots of land to have bbq, cookouts, even small weddings. House sits off of street with immense driveway! 1 year Home Warranty included Owner ready to sale!

24. 2015-10-20
    soldstatus
25. 2015-09-06
    listed $94,999 549-char remark

    Show marketing remark (549 chars)

    Do not miss this immaculate 2542 sqft home located off of I55 S. This home has been fully renovated from the studs to the cosmetics. There is NEW A/C duct with new packing unit. Plumbing is new with all the latest features of hardware and fixtures. Floor joist in the massive den is also new. This house is waiting on its next home owner. Jack and Jill bathrooms. Home has tons of space with a lots of land to have bbq, cookouts, even small weddings. House sits off of street with immense driveway! 1 year Home Warranty included Owner ready to sale!

26. 2015-02-27
    soldstatus
27. 2014-11-02
    listed $14,600
28. 2011-11-10
    soldstatus
29. 1988-11-21
    soldstatus
30. 1966-10-06
    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: $1,245 · $104/mo
• Projected year-2 tax: $1,245 · $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 2/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥108°F today · 17 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: $17,542
• − Mortgage interest: −$8,346
• − Property taxes: −$1,245
• − Insurance: −$745
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$4,335
• Taxable income: $65
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $2,477/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

+920.5% since first listed

13 events — show timeline

• 2025-05-17 Relisted — MLSU
• 2025-04-30 Pending — MLSU
• 2025-03-27 Price Changed $149,000 MLSU
• 2025-02-25 Price Changed $150,000 MLSU
• 2025-01-20 Listed $159,000 MLSU
• 2015-10-21 Sold (MLS) — MLSU
• 2015-10-20 Sold (Public Records) — Public Records
• 2015-09-06 Listed $94,999 MLSU
• 2015-02-27 Sold (MLS) — MLSU
• 2014-11-02 Listed $14,600 MLSU
• 2011-11-10 Sold (Public Records) — Public Records
• 1988-11-21 Sold (Public Records) — Public Records
• 1966-10-06 Sold (Public Records) — Public Records

Property tax history

-4.3%/yr

Latest (2025): $1,245 · +2.8% YoY. Source: county tax records.