5770 Queen Mary Ln · Jackson, MS 39209

$74,900

3 bd · 1.5 ba · 1,184 sqft · SingleFamily public records · 19 Days on market

Built 1972 10,018 sqft lot Est $69k · 9% over

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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 +3.4/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Welcome to 5770 Queen Mary Ln in Jackson! This charming ranch-style single-family home offers inviting curb appeal and the convenience of a 1-car carport along with a covered front entry. Inside, the home features neutral colors and abundant natural light, creating a bright and welcoming atmosphere. Laminate flooring adds both style and durability throughout the main living areas. The home includes a comfortable living room and a formal dining area, providing great spaces for both everyday living and entertaining. The kitchen is equipped with a refrigerator, range, and a double sink, offering plenty of functionality for meal preparation. The home features three bedrooms and one and a half b

Key facts

• Laminate flooring
• Double sink
• Two bonus rooms

Tags

• 1 CAR CARPORT
• COVERED FRONT ENTRY
• LAMINATE FLOORING
• FORMAL DINING AREA
• DOUBLE SINK
• TWO BONUS ROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.6% 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: John Hopkins Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 280 students, 100% FRL); Northwest Middle School (math 31% / reading 52%, grade F, #53 of 179 statewide, top 30%, 206 students, 100% FRL); Provine High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 774 students, 100% FRL).
• Market conditions: 165 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($518 loan paydown + $7k 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 + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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: 1.75% ✓
• Cap rate: 14.60%
• Cash-on-cash: 29.65%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $68,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5770 Queen Mary Ln	0.00mi	3/1.5	1,184 (0%)	1mo	$74,900	$63	100
667 Queen Cir	0.32mi	3/1.5	1,170 (-1%)	1mo	$124,900	$107	82
506 Lowder Dr	0.13mi	3/1.5	1,318 (+11%)	4mo	$62,500	$47	72
344 Queen Margaret Ln	0.22mi	3/2.0	1,300 (+10%)	1mo	$74,900	$58	71
5629 Queen Mary Ln	0.17mi	4/2.0 (+1)	1,272 (+7%)	6mo	$90,000	$71	68
663 Queen Julianna Ln	0.28mi	3/1.5	1,042 (-12%)	2mo	$42,000	$40	65
664 Queen Julianna Ln	0.28mi	4/1.5 (+1)	1,300 (+10%)	2mo	$65,000	$50	64
346 Queen Theresa Ln	0.29mi	3/1.0	1,056 (-11%)	4mo	$64,600	$61	63
331 Queen Margaret Ln	0.26mi	3/1.5	1,027 (-13%)	7mo	$59,900	$58	60
135 Queen Anne Ln	0.56mi	3/2.0	1,248 (+5%)	5mo	$64,900	$52	59
151 Queen Joanna Ln	0.54mi	3/2.0	1,248 (+5%)	6mo	$52,900	$42	58
5201 Andover Dr	0.64mi	3/1.0	1,082 (-9%)	6mo	$100,000	$92	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.8%
• Equity multiple: 4.52×
• Total profit: $73,818
• Equity at exit: $67,476

10-year hold

• IRR: 40.7%
• Equity multiple: 10.13×
• Total profit: $191,469
• Equity at exit: $145,514

Cash invested: $20,972 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $518

Break-even live

Break-even rent $658

Max offer price $74,900

Occupancy floor 56%

Sensitivity live

Price	-10% $561	-5% $539	+0% $518	+5% $497	+10% $476
Rent	-10% $414	-5% $466	+0% $518	+5% $570	+10% $622
Rate	-1.0pp $556	-0.5pp $537	base $518	+0.5pp $499	+1.0pp $479

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5629 Queen Mary Ln Jackson, MS	3.0	2.0	1272	$1,395	$1.10	14d	1	0.17mi
5301 Queen Mary Ln Jackson, MS	4.0	2.0	1100	$1,338	$1.22	14d	1	0.48mi

Listing history 17 events

1. 2026-04-02
   status Pending
2. 2026-03-13
   listed $74,900 Active
3. 2021-10-04
   historical
4. 2021-10-02
   historical
5. 2017-04-26
   soldstatus
6. 2016-10-19
   soldstatus
7. 2015-11-04
   listed $26,000
8. 2009-05-13
   soldstatus
9. 2007-04-03
   soldstatus
10. 2006-11-29
    soldstatus
11. 2006-11-16
    soldstatus
12. 2006-11-03
    listed $39,900
13. 2000-02-17
    soldstatus
14. 1999-04-19
    listed $29,700
15. 1998-11-09
    soldstatus
16. 1986-09-11
    soldstatus
17. 1972-09-01
    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: $1,149 · $96/mo
• Projected year-2 tax: $1,149 · $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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 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: $15,767
• − Mortgage interest: −$4,196
• − Property taxes: −$1,149
• − Insurance: −$374
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$2,179
• Taxable income: $5,346
• Est. tax owed @ 24.0%: −$1,283
• After-tax cash flow: $4,935/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+152.2% since first listed

17 events — show timeline

• 2026-04-02 Pending — MLSU
• 2026-03-13 Listed $74,900 MLSU
• 2021-10-04 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2017-04-26 Sold (Public Records) — Public Records
• 2016-10-19 Sold (Public Records) — Public Records
• 2015-11-04 Listed $26,000 MLSU
• 2009-05-13 Sold (Public Records) — Public Records
• 2007-04-03 Sold (Public Records) — Public Records
• 2006-11-29 Sold (MLS) — MLSU
• 2006-11-16 Sold (Public Records) — Public Records
• 2006-11-03 Listed $39,900 MLSU
• 2000-02-17 Sold (Public Records) — Public Records
• 1999-04-19 Listed $29,700 MLSU
• 1998-11-09 Sold (Public Records) — Public Records
• 1986-09-11 Sold (Public Records) — Public Records
• 1972-09-01 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,149 · +3.7% YoY. Source: county tax records.