335 Allstate Dr · Jackson, MS 39211

$134,900

3 bd · 2.0 ba · 1,996 sqft · SingleFamily public records · 27 Days on market

Built 1963 0.28 ac lot $68/sqft · 17% below area Est $163k · 17% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Great investment property. Large 3 bedroom 2 bath home ready for new owners.

Key facts

• Manageable lot
• Spacious living area
• Functional layout

Tags

• SINGLE-FAMILY HOME
• FUNCTIONAL LAYOUT
• BRIGHT INTERIOR
• SPACIOUS LIVING AREA
• AMPLE STORAGE
• MANAGEABLE LOT

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence, house; One level; Updated/remodeled
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built (year as reported in public records)
• Exterior features: Many trees on the lot

Interior

• Kitchen: Dishwasher; Oven
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Oven; Fireplace in the great room with masonry surround and a wood-burning stove; Metal windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% 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: 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($69k/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 $933 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $132,876 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.65%
• DSCR: 1.74
• GRM: 5.9

CMA / ARV

• ARV (median comp): $163,104
• List price: $134,900
• Delta: -17.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Melrose Dr	0.20mi	3/2.0	1,906 (-4%)	3mo	$130,000	$68	81
220 Beechcrest Dr	0.39mi	3/2.0	1,930 (-3%)	2mo	$135,500	$70	74
209 Valley Vista Dr	0.26mi	4/2.5 (+1)	2,080 (+4%)	7mo	$97,000	$47	68
5205 Harrow Dr	0.19mi	4/2.0 (+1)	1,732 (-13%)	2mo	$199,900	$115	63
5805 E Sedgwick Ct	0.57mi	4/2.0 (+1)	2,093 (+5%)	1mo	$165,000	$79	60
220 Southbrook Dr	0.31mi	3/2.0	1,716 (-14%)	7mo	$95,000	$55	56
5854 Canton Park Dr	0.59mi	3/1.0	1,838 (-8%)	0mo	$169,000	$92	55
5130 Sunnyvale Dr	0.43mi	4/2.5 (+1)	2,154 (+8%)	7mo	$205,900	$96	54
5865 E Sedgwick Ct	0.63mi	3/2.0	2,164 (+8%)	5mo	$149,000	$69	52
122 Sugaloch Cv	0.74mi	3/2.0	2,140 (+7%)	6mo	$245,000	$114	48
5730 Sedgwick Dr	0.44mi	4/2.0 (+1)	1,700 (-15%)	5mo	$150,000	$88	46
5863 Canton Park Dr	0.61mi	4/2.0 (+1)	1,703 (-15%)	4mo	$84,000	$49	39

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: -3.6%
• Equity multiple: 0.85×
• Total profit: $-5,493
• Equity at exit: $20,114

10-year hold

• IRR: 12.5%
• Equity multiple: 2.30×
• Total profit: $49,157
• Equity at exit: $11,664

Cash invested: $37,772 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$707
• Tax from tax record: −$213 /mo · $2,554/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $98

Break-even live

Break-even rent $1,776

Max offer price $134,900

Occupancy floor 90%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 S Canton Club Cir Jackson, MS	3.0	2.0	1444	$1,595	$1.10	23d	1	0.46mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$2,255	$2.10	14d	15	0.56mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	2401	$1,675	$0.70	14d	1	0.59mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	1955	$1,675	$0.86	23d	1	0.59mi
2009 Lake Trace Dr Jackson, MS	4.0	2.0	2028	$1,950	$0.96	14d	1	1.16mi
51 Northtown Dr Unit 001G Jackson, MS	3.0	2.0	1260	$1,449	$1.15	14d	1	1.18mi
5125 Old Canton Rd Jackson, MS	3.0	3.0	2025	$2,100	$1.04	23d	1	1.22mi
51 Northtown Dr Unit 001B Jackson, MS	3.0	2.0	1260	$1,499	$1.19	14d	1	1.26mi
51 Northtown Dr Unit 021A Jackson, MS	3.0	2.0	1500	$1,694	$1.13	21d	1	1.26mi
51 Northtown Dr Unit 002G Jackson, MS	3.0	2.0	1260	$1,644	$1.30	44d	1	1.26mi
51 Northtown Dr Unit 001F Jackson, MS	3.0	2.0	1260	$1,644	$1.30	14d	1	1.26mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	44d	1	1.37mi
117 Rolling Creek Dr Jackson, MS	4.0	2.5	2459	$2,700	$1.10	23d	1	1.37mi
212 Pimlico Pl Jackson, MS	3.0	2.0	1600	$900	$0.56	14d	1	1.41mi
47 Moss Forest Cir Jackson, MS	4.0	3.0	2624	$3,000	$1.14	14d	1	1.47mi
35 Meadowoods Ter Jackson, MS	3.0	2.0	1269	$1,450	$1.14	23d	1	1.50mi

Listing history 8 events

1. 2026-04-23
   listed $134,900 Active 821-char remark
2. 2017-12-12
   soldstatus 76-char remark

   Show marketing remark (76 chars)

   Great investment property. Large 3 bedroom 2 bath home ready for new owners.

3. 2017-12-12
   soldstatus

   Show marketing remark (76 chars)

   Great investment property. Large 3 bedroom 2 bath home ready for new owners.

4. 2017-10-27
   listed $48,000 76-char remark

   Show marketing remark (76 chars)

   Great investment property. Large 3 bedroom 2 bath home ready for new owners.

5. 2017-07-27
   soldstatus
6. 2016-11-22
   soldstatus
7. 1990-05-23
   soldstatus
8. 1985-08-14
   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: $2,554 · $213/mo
• Projected year-2 tax: $2,554 · $213/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 AE · 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: $22,795
• − Mortgage interest: −$7,556
• − Property taxes: −$2,554
• − Insurance: −$5,793
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$3,924
• Taxable loss: −$680
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $1,335/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

+181.0% since first listed

9 events — show timeline

• 2026-05-21 Pending — MLSU
• 2026-04-23 Listed $134,900 MLSU
• 2017-12-12 Sold (Public Records) — Public Records
• 2017-12-12 Sold (MLS) — MLSU
• 2017-10-27 Listed $48,000 MLSU
• 2017-07-27 Sold (Public Records) — Public Records
• 2016-11-22 Sold (Public Records) — Public Records
• 1990-05-23 Sold (Public Records) — Public Records
• 1985-08-14 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,554 · +2.1% YoY. Source: county tax records.