3368 Casa Grande Cir · Jackson, MS 39209

$83,000

3 bd · 2.0 ba · 1,219 sqft · SingleFamily public records · 146 Days on market

Built 1961 0.27 ac lot $68/sqft · 80% above area

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

INVESTOR ALERT CASK BONANZA EXCELLENT CASH FLOW WITH TENANT IN PLACE OPEN TO ALL INVESTORS , PART OF LARGER PORTFOLIO CALL ANY REALTOR FOR DETAILS

Key facts

• 0.27 acre lot
• Built 1961
• Listed 146 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $-27 ($-318/yr) — negative.
• To cash-flow at today's rent, offer at most $78k (5.6% below list).
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: Clausell Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 231 students, 100% FRL); Bailey Middle Apac School (math 46% / reading 62%, grade B-, #18 of 179 statewide, top 10%, 247 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($574 loan paydown + $8k 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 $23k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 7 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

• 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 $73,040 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.40% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.65%
• DSCR: 1.92
• GRM: 6.0

CMA / ARV

• ARV (median comp): $46,177
• List price: $83,000
• Delta: 79.74%
• 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
3384 Casa Grande Cir	0.03mi	3/2.0	1,182 (-3%)	7mo	$90,000	$76	88
3327 Casa Grande Cir	0.07mi	3/1.5	1,384 (+14%)	6mo	$68,080	$49	67
270 Myer Ave	0.41mi	3/1.5	1,175 (-4%)	8mo	$74,999	$64	66
840 Brandon Ave	0.70mi	3/2.0	1,180 (-3%)	2mo	$40,000	$34	61
2629 Latimer Ave	0.41mi	3/1.0	1,063 (-13%)	3mo	$19,000	$18	53
1063 Voorhees Ave	0.71mi	4/1.0 (+1)	1,235 (+1%)	4mo	$58,900	$48	52
2920 Robinson Rd	0.39mi	3/2.0	1,388 (+14%)	12mo	$90,000	$65	49
926 Claiborne Ave	0.68mi	3/2.0	1,326 (+9%)	6mo	$90,000	$68	49
350 Houston Ave	0.45mi	3/1.0	1,064 (-13%)	11mo	$29,000	$27	45
220 Lemly Ave	0.44mi	3/1.5	1,036 (-15%)	15mo	$66,800	$64	40
269 O Ferrell Ave	0.63mi	3/1.0	1,036 (-15%)	3mo	$22,000	$21	39
718 Glenmont Dr	0.55mi	3/1.0	1,071 (-12%)	20mo	$75,000	$70	33

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: 23.4%
• Equity multiple: 2.88×
• Total profit: $43,758
• Equity at exit: $74,773

10-year hold

• IRR: 20.9%
• Equity multiple: 6.62×
• Total profit: $130,675
• Equity at exit: $161,251

Cash invested: $23,240 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,159 high
• Mortgage (P&I): −$435
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-27

Break-even live

Break-even rent $1,193

Max offer price $78,314

Occupancy floor 97%

Sensitivity live

Price	-10% $20	-5% $-3	+0% $-27	+5% $-50	+10% $-74
Rent	-10% $-118	-5% $-72	+0% $-27	+5% $19	+10% $65
Rate	-1.0pp $15	-0.5pp $-5	base $-27	+0.5pp $-48	+1.0pp $-70

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4567 Meadowmont Dr Jackson, MS	3.0	1.0	912	$800	$0.88	45d	1	0.58mi
723 Glenmont Dr Jackson, MS	3.0	1.0	1018	$1,000	$0.98	45d	1	0.61mi
264 Sewanee Dr Jackson, MS	3.0	1.0	1217	$995	$0.82	25d	1	0.93mi
4539 Ritchey Dr Jackson, MS	3.0	2.0	1144	$1,250	$1.09	45d	1	0.98mi
1818 Saint Charles St Jackson, MS	3.0	1.0	983	$995	$1.01	45d	1	0.98mi
309 S Denver St Jackson, MS	4.0	3.5	1500	$2,500	$1.67	45d	1	1.12mi
1711 Robinson St Jackson, MS	2.0	1.0	800	$800	$1.00	25d	1	1.14mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	25d	1	1.18mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	45d	1	1.18mi
255 S Prentiss St Jackson, MS	2.0	1.0	729	$1,000	$1.37	45d	1	1.21mi
137 Sivley Ave Jackson, MS	3.0	1.0	1288	$1,000	$0.78	23d	1	1.42mi

Listing history 39 events

1. 2026-06-22
   days on market $83,000 Active 146 DOM
2. 2026-06-18
   days on market $83,000 Active 143 DOM
3. 2026-06-17
   days on market $83,000 Active 142 DOM
4. 2026-06-16
   days on market $83,000 Active 141 DOM
5. 2026-06-15
   days on market $83,000 Active 140 DOM
6. 2026-06-14
   days on market $83,000 Active 138 DOM
7. 2026-06-13
   days on market $83,000 Active 137 DOM
8. 2026-06-10
   days on market $83,000 Active 135 DOM
9. 2026-06-09
   days on market $83,000 Active 134 DOM
10. 2026-06-08
    days on market $83,000 Active 133 DOM
11. 2026-06-07
    days on market $83,000 Active 132 DOM
12. 2026-06-05
    days on market $83,000 Active 129 DOM
13. 2026-06-03
    days on market $83,000 Active 128 DOM
14. 2026-06-02
    days on market $83,000 Active 127 DOM
15. 2026-06-01
    days on market $83,000 Active 126 DOM
16. 2026-05-31
    days on market $83,000 Active 125 DOM
17. 2026-05-30
    days on market $83,000 Active 124 DOM
18. 2026-05-02
    status Active 159-char remark

    Show marketing remark (159 chars)

    INVESTOR ALERT CASK BONANZA EXCELLENT CASH FLOW WITH TENANT IN PLACE OPEN TO ALL INVESTORS , PART OF LARGER PORTFOLIO CALL ANY REALTOR FOR DETAILS

19. 2026-04-30
    historical 159-char remark

    Show marketing remark (159 chars)

    INVESTOR ALERT CASK BONANZA EXCELLENT CASH FLOW WITH TENANT IN PLACE OPEN TO ALL INVESTORS , PART OF LARGER PORTFOLIO CALL ANY REALTOR FOR DETAILS

20. 2026-01-24
    listed $83,000 Active 159-char remark

    Show marketing remark (159 chars)

    INVESTOR ALERT CASK BONANZA EXCELLENT CASH FLOW WITH TENANT IN PLACE OPEN TO ALL INVESTORS , PART OF LARGER PORTFOLIO CALL ANY REALTOR FOR DETAILS

21. 2025-12-29
    historical
22. 2025-10-30
    price $90,000
23. 2025-10-27
    listed $70,000 Active
24. 2025-04-03
    status Active
25. 2025-03-31
    status Pending
26. 2025-03-31
    historical
27. 2025-03-20
    listed $90,000 Active
28. 2024-01-05
    soldstatus
29. 2021-10-02
    historical
30. 2018-04-06
    soldstatus
31. 2017-09-27
    soldstatus
32. 2010-09-24
    listed $38,000
33. 2005-04-21
    soldstatus
34. 2005-02-18
    soldstatus
35. 2005-01-25
    listed $39,900
36. 2004-10-27
    soldstatus
37. 2003-06-05
    soldstatus
38. 1997-07-28
    soldstatus
39. 1993-06-08
    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: $550 · $46/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$106/yr (+$9/mo · 19.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 22% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,909
• − Mortgage interest: −$4,649
• − Property taxes: −$550
• − Insurance: −$5,534
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$2,415
• Taxable loss: −$1,464
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $33/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

+108.0% since first listed

22 events — show timeline

• 2026-05-02 Relisted — MLSU
• 2026-04-30 Listing Removed — MLSU
• 2026-01-24 Listed $83,000 MLSU
• 2025-12-29 Listing Removed — MLSU
• 2025-10-30 Price Changed $90,000 MLSU
• 2025-10-27 Listed $70,000 MLSU
• 2025-04-03 Relisted — MLSU
• 2025-03-31 Pending — MLSU
• 2025-03-31 Listing Removed — MLSU
• 2025-03-20 Listed $90,000 MLSU
• 2024-01-05 Sold (Public Records) — Public Records
• 2021-10-02 Listing Removed — MLSU
• 2018-04-06 Sold (Public Records) — Public Records
• 2017-09-27 Sold (Public Records) — Public Records
• 2010-09-24 Listed $38,000 MLSU
• 2005-04-21 Sold (Public Records) — Public Records
• 2005-02-18 Sold (MLS) — MLSU
• 2005-01-25 Listed $39,900 MLSU
• 2004-10-27 Sold (Public Records) — Public Records
• 2003-06-05 Sold (Public Records) — Public Records
• 1997-07-28 Sold (Public Records) — Public Records
• 1993-06-08 Sold (Public Records) — Public Records

Property tax history

-6.4%/yr

Latest (2025): $550 · +3.0% YoY. Source: county tax records.