1757 Southhaven Cir · Jackson, MS 39212

$89,000

4 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 51 Days on market

Built 1967 1.00 ac lot $55/sqft · 42% above area Est $71k · 25% over ↓ 3% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment property. Sold as is, where is. House burned January 2013. Please bring all offers. Seller ready to sell. Looking for a steal, you have found it. Bring offers.

Key facts

• 1 acre lot
• 2 parking spots
• Built 1967

Property features AI

Finance

• Other: Lot is 1 acre (Residential Estate zoning)

Exterior

• Parking: Attached carport for 2 cars
• Utilities: Public water; Public sewer; Cable available; Electricity available and connected; Natural gas connected; Sewer available; Water available
• Home design: Single family residence (house); One level
• Construction: Brick construction; Asphalt roof; Slab foundation; Built (year source: public records)
• Exterior features: Front yard

Interior

• Kitchen: Built-in gas oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling heating; Central heating; Fireplace heating; Natural gas heating; Gas cooling
• Interior features: Fireplace in the den; Move-in ready condition

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 9.9% in Jackson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Cardozo Middle School (math 5% / reading 10%, grade F, #168 of 179 statewide, top 94%, 625 students, 100% FRL); Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 39 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).
• This rent runs 32% 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 $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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: major flood risk; 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 $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.52% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.38%
• DSCR: 1.91
• GRM: 5.5

CMA / ARV

• ARV (median comp): $70,943
• List price: $89,000
• Delta: 25.45%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1732 Southhaven Cir	0.07mi	3/2.0 (-1)	1,675 (+3%)	8mo	$62,500	$37	80
1422 Wooddell Dr	0.35mi	4/2.0	1,540 (-6%)	6mo	$99,000	$64	69
2971 Kentwood Dr	0.43mi	4/2.0	1,532 (-6%)	3mo	$59,900	$39	68
1843 Longwood Dr	0.50mi	3/2.0 (-1)	1,634 (+0%)	10mo	$125,000	$76	63
2229 Scanlon Dr	0.65mi	4/2.0	1,651 (+1%)	8mo	$94,900	$57	61
1618 Kentwood Dr	0.23mi	3/2.0 (-1)	1,427 (-13%)	8mo	$73,000	$51	56
3007 Oak Forest Dr	0.62mi	4/2.0	1,520 (-7%)	6mo	$99,700	$66	55
210 Lea Cir	0.58mi	3/1.5 (-1)	1,544 (-5%)	8mo	$29,900	$19	50
2813 Marydale Dr	0.60mi	3/1.5 (-1)	1,500 (-8%)	2mo	$34,999	$23	50
2938 Oak Forest Dr	0.55mi	3/1.5 (-1)	1,726 (+6%)	9mo	$93,500	$54	50
1405 Dianne Dr	0.56mi	3/2.0 (-1)	1,537 (-6%)	11mo	$75,000	$49	50
1423 Woody Dr	0.64mi	3/1.5 (-1)	1,404 (-14%)	2mo	$24,900	$18	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: 14.1%
• Equity multiple: 1.57×
• Total profit: $14,273
• Equity at exit: $13,270

10-year hold

• IRR: 23.8%
• Equity multiple: 3.18×
• Total profit: $54,436
• Equity at exit: $7,695

Cash invested: $24,920 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$467
• Tax from tax record: −$142 /mo · $1,703/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $423

Break-even live

Break-even rent $817

Max offer price $89,000

Occupancy floor 64%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	13d	1	0.11mi
1641 Woodburn St Jackson, MS	5.0	2.0	1300	$1,812	$1.39	13d	1	0.35mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.35mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	0.35mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	0.41mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	13d	1	0.41mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	0.41mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	0.42mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	0.51mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	43d	1	0.59mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	0.62mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	0.63mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	0.63mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	0.69mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	0.69mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	0.69mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	0.76mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	0.77mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	13d	1	0.78mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.78mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	0.82mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	0.83mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	13d	1	0.84mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	0.87mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	23d	1	0.90mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	0.90mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	13d	1	0.96mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	43d	1	0.96mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	13d	1	0.96mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	0.97mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	1.04mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	1.16mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	13d	1	1.17mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	1.18mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	1.20mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	1.21mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	13d	1	1.22mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	43d	1	1.27mi
2010 Chadwick Dr Jackson, MS	3.0	2.0	1275	$1,145	$0.90	43d	1	1.38mi

Listing history 24 events

1. 2026-06-18
   days on market $89,000 Active 51 DOM
2. 2026-06-17
   days on market $89,000 Active 50 DOM
3. 2026-06-16
   days on market $89,000 Active 49 DOM
4. 2026-06-15
   days on market $89,000 Active 48 DOM
5. 2026-06-14
   days on market $89,000 Active 46 DOM
6. 2026-06-13
   days on market $89,000 Active 45 DOM
7. 2026-06-10
   days on market $89,000 Active 43 DOM
8. 2026-06-09
   days on market $89,000 Active 42 DOM
9. 2026-06-08
   days on market $89,000 Active 41 DOM
10. 2026-06-07
    days on market $89,000 Active 40 DOM
11. 2026-06-05
    days on market $89,000 Active 37 DOM
12. 2026-06-03
    days on market $89,000 Active 36 DOM
13. 2026-06-02
    days on market $89,000 Active 35 DOM
14. 2026-06-01
    days on market $89,000 Active 34 DOM
15. 2026-05-31
    days on market $89,000 Active 33 DOM
16. 2026-05-30
    days on market $89,000 Active 32 DOM
17. 2026-04-29
    listed $89,000 Active 292-char remark
18. 2014-03-12
    soldstatus 170-char remark

    Show marketing remark (170 chars)

    Investment property. Sold as is, where is. House burned January 2013. Please bring all offers. Seller ready to sell. Looking for a steal, you have found it. Bring offers.

19. 2013-07-22
    listed $4,000 170-char remark

    Show marketing remark (170 chars)

    Investment property. Sold as is, where is. House burned January 2013. Please bring all offers. Seller ready to sell. Looking for a steal, you have found it. Bring offers.

20. 2005-09-21
    soldstatus

    Show marketing remark (135 chars)

    A great house for the money, large great room with fireplace. 3 bedroom, 2 bath. plus large dining & kitchen. Seperate living room.

21. 2005-09-21
    soldstatus

    Show marketing remark (135 chars)

    A great house for the money, large great room with fireplace. 3 bedroom, 2 bath. plus large dining & kitchen. Seperate living room.

22. 2005-04-11
    listed $92,000

    Show marketing remark (135 chars)

    A great house for the money, large great room with fireplace. 3 bedroom, 2 bath. plus large dining & kitchen. Seperate living room.

23. 1995-05-05
    soldstatus
24. 1992-01-25
    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: $1,703 · $142/mo
• Projected year-2 tax: $1,703 · $142/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 6/10 Major FEMA zone X (unshaded) · 57% 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: $16,238
• − Mortgage interest: −$4,985
• − Property taxes: −$1,703
• − Insurance: −$445
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$2,589
• Taxable income: $3,918
• Est. tax owed @ 24.0%: −$940
• After-tax cash flow: $4,139/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

-3.3% since first listed

8 events — show timeline

• 2026-04-29 Listed $89,000 MLSU
• 2014-03-12 Sold (MLS) — MLSU
• 2013-07-22 Listed $4,000 MLSU
• 2005-09-21 Sold (Public Records) — Public Records
• 2005-09-21 Sold (MLS) — MLSU
• 2005-04-11 Listed $92,000 MLSU
• 1995-05-05 Sold (Public Records) — Public Records
• 1992-01-25 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,703 · +3.4% YoY. Source: county tax records.