6162 Clarence Dr · Jackson, MS 39206

$155,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 77 Days on market

Built 1988 0.26 ac lot $120/sqft · 22% above area Est $155k · at est. ↓ 8% since listing

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Why this score? — see what drove the D+ 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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.8/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 3 BR/2 BA located in North Colony Subdv being sold ''AS IS''. This home offers a spacous great room with a vaulted ceiling, breakfast nook/dining, kitchen, laundry room, double garage and a nice size fenced backyard. Call For your private showing or your favorite Realtor.

Key facts

• Breakfast nook
• Vaulted ceiling
• Great room

Tags

• GREAT ROOM
• VAULTED CEILING
• BREAKFAST NOOK
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/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 $151k (2.4% below list).
• Recommended offer: $146k (6.0% 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: schools F, amenities F, employment 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.
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 ($43k/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 $5k 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 77 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

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 $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 7.95%
• Cash-on-cash: 5.91%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (median comp): $155,000
• List price: $155,000
• Delta: —
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6173 Clarence Dr	0.03mi	3/2.0	1,332 (+3%)	7mo	$138,900	$104	88
6394 Quail Lake Dr	0.37mi	3/2.0	1,206 (-7%)	23mo	$144,000	$119	52

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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-11,790
• Equity at exit: $23,111

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $6,082
• Equity at exit: $13,402

Cash invested: $43,400 (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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,514 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$104 /mo · $1,254/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $214

Break-even live

Break-even rent $1,243

Max offer price $155,000

Occupancy floor 81%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
791 W County Line Rd Jackson, MS	3.0	2.0	1344	$1,385	$1.03	13d	1	0.11mi
791 W County Line Rd Jackson, MS	3.0	2.0	1344	$1,445	$1.08	43d	1	0.11mi
425 Beasley Rd Jackson, MS	2.0	1.0–2.0	995	$885	$0.89	13d	3	1.02mi
492 E Beasley Rd Jackson, MS	1.0–3.0	1.0–2.0	1133	$1,440	$1.27	13d	8	1.26mi

Listing history 6 events

1. 2026-05-05
   status Pending 289-char remark

   Show marketing remark (289 chars)

   Welcome to this 3 BR/2 BA located in North Colony Subdv being sold ''AS IS''. This home offers a spacous great room with a vaulted ceiling, breakfast nook/dining, kitchen, laundry room, double garage and a nice size fenced backyard. Call For your private showing or your favorite Realtor.

2. 2026-04-27
   price $155,000 289-char remark

   Show marketing remark (289 chars)

   Welcome to this 3 BR/2 BA located in North Colony Subdv being sold ''AS IS''. This home offers a spacous great room with a vaulted ceiling, breakfast nook/dining, kitchen, laundry room, double garage and a nice size fenced backyard. Call For your private showing or your favorite Realtor.

3. 2026-03-23
   price $165,000 289-char remark

   Show marketing remark (289 chars)

   Welcome to this 3 BR/2 BA located in North Colony Subdv being sold ''AS IS''. This home offers a spacous great room with a vaulted ceiling, breakfast nook/dining, kitchen, laundry room, double garage and a nice size fenced backyard. Call For your private showing or your favorite Realtor.

4. 2026-02-16
   listed $169,000 Active 289-char remark

   Show marketing remark (289 chars)

   Welcome to this 3 BR/2 BA located in North Colony Subdv being sold ''AS IS''. This home offers a spacous great room with a vaulted ceiling, breakfast nook/dining, kitchen, laundry room, double garage and a nice size fenced backyard. Call For your private showing or your favorite Realtor.

5. 1995-03-06
   soldstatus
6. 1994-09-20
   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: $1,254 · $104/mo
• Projected year-2 tax: $1,254 · $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 1/10 Low
• 🌡 Heat 8/10 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: $18,163
• − Mortgage interest: −$8,682
• − Property taxes: −$1,254
• − Insurance: −$775
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$4,509
• Taxable income: $36
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $2,557/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-8.3% since first listed

6 events — show timeline

• 2026-05-05 Pending — MLSU
• 2026-04-27 Price Changed $155,000 MLSU
• 2026-03-23 Price Changed $165,000 MLSU
• 2026-02-16 Listed $169,000 MLSU
• 1995-03-06 Sold (Public Records) — Public Records
• 1994-09-20 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,254 · +3.9% YoY. Source: county tax records.