248 Kimbrough Dr · Jackson, MS 39204

$65,000

3 bd · 2.0 ba · 1,282 sqft · SingleFamily public records · 92 Days on market

Built 1985 0.31 ac lot $51/sqft · 117% above area ↓ 28% since listing

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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 +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

248 Kimbrough, Jackson, MS - $75,000 Cash-flowing rental opportunity in Jackson with strong Section 8 upside. Market Rent: $1,160 / month Section 8 Rent: $1,484 / month Location: Established Jackson neighborhood with consistent rental demand Strategy: Ideal for buy-and-hold investors seeking steady cash flow or Section 8 placement Status: Off-market - not listed on MLS This property offers immediate income potential with the option to increase returns through Section 8 tenancy. Perfect for investors looking to expand their Mississippi portfolio with minimal competition. 💰 Great cash flow • Strong rent comps • Off-market deal Buyer to verify all rental rates and Section 8 am

Key facts

• 0.31 acre lot
• 2 parking spots
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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: 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 fast (+13.6%/yr); 121 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $1,183/mo this rent would consume 47% of the median local household income ($30k/yr) (locally 1099% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k 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 + 8.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.82% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.14%
• DSCR: 2.30
• GRM: 4.6

CMA / ARV

• ARV (median comp): $30,014
• List price: $65,000
• Delta: 116.56%
• 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
335 Cummins St	0.58mi	4/2.0 (+1)	1,286 (+0%)	5mo	$89,000	$69	63
242 Shiloh Dr	0.60mi	3/2.0	1,396 (+9%)	1mo	$53,500	$38	56
131 Grandview Cir	0.26mi	4/1.0 (+1)	1,400 (+9%)	12mo	$72,000	$51	53
2667 Key St	0.71mi	3/2.0	1,290 (+1%)	15mo	$10,000	$8	53
2524 Coronet Pl	0.61mi	3/1.0	1,190 (-7%)	3mo	$30,000	$25	53
2698 Key St	0.71mi	3/1.5	1,232 (-4%)	10mo	$49,750	$40	50
2664 Glenn St	0.55mi	4/2.0 (+1)	1,376 (+7%)	11mo	$39,000	$28	48
2364 Coronet Pl	0.70mi	3/1.0	1,190 (-7%)	6mo	$74,500	$63	46
2416 Paden St	0.75mi	4/2.0 (+1)	1,178 (-8%)	0mo	$84,900	$72	46
445 Cummins St	0.73mi	3/1.5	1,328 (+4%)	14mo	$58,000	$44	46
2674 Key St	0.68mi	3/1.0	1,328 (+4%)	15mo	$25,000	$19	46
145 E Santa Clair St	0.72mi	4/2.0 (+1)	1,176 (-8%)	17mo	$70,000	$60	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 49.6%
• Equity multiple: 4.84×
• Total profit: $69,847
• Equity at exit: $58,557

10-year hold

• IRR: 45.6%
• Equity multiple: 11.94×
• Total profit: $199,134
• Equity at exit: $126,281

Cash invested: $18,200 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,183 high
• Mortgage (P&I): −$341
• Tax from tax record: −$125 /mo · $1,499/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $442

Break-even live

Break-even rent $624

Max offer price $65,000

Occupancy floor 58%

Sensitivity live

Price	-10% $479	-5% $460	+0% $442	+5% $424	+10% $405
Rent	-10% $348	-5% $395	+0% $442	+5% $489	+10% $535
Rate	-1.0pp $475	-0.5pp $458	base $442	+0.5pp $425	+1.0pp $408

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	44d	18	0.43mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	0.69mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	24d	1	0.81mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	24d	1	0.89mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	14d	1	0.89mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	1.02mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	1.06mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	44d	1	1.19mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	44d	1	1.21mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	1.21mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	1.26mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	14d	1	1.27mi

Listing history 25 events

1. 2026-06-18
   days on market $65,000 Active 92 DOM
2. 2026-06-17
   days on market $65,000 Active 91 DOM
3. 2026-06-16
   days on market $65,000 Active 90 DOM
4. 2026-06-15
   status $65,000 Active 89 DOM
5. 2026-05-18
   status Pending
6. 2026-04-17
   price $65,000
7. 2026-04-17
   status Active
8. 2026-03-31
   status Pending
9. 2026-02-23
   price $68,000
10. 2026-02-23
    status Active
11. 2026-02-20
    status Pending
12. 2026-01-29
    listed $75,000 Active
13. 2025-10-16
    status Pending
14. 2025-10-14
    historical
15. 2025-09-24
    price $75,000
16. 2025-08-11
    listed $85,000 Active
17. 2024-02-01
    soldstatus
18. 2024-01-09
    soldstatus Closed
19. 2023-11-27
    status Pending
20. 2023-10-10
    price $78,000
21. 2023-10-10
    status Active
22. 2023-09-11
    status Pending
23. 2023-08-18
    listed $90,000 Active
24. 1997-11-26
    soldstatus
25. 1985-09-18
    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: $1,499 · $125/mo
• Projected year-2 tax: $1,499 · $125/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 ≥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: $14,200
• − Mortgage interest: −$3,641
• − Property taxes: −$1,499
• − Insurance: −$325
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$1,891
• Taxable income: $4,572
• Est. tax owed @ 24.0%: −$1,097
• After-tax cash flow: $4,206/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): 13,249
• Household income: $30,237
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 1099.0

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 5% Two or more races 4% Hispanic / Latino 3%
• Foreign-born: 2% · 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: ▲ 17.25%
• Current HPI: 233.9061
• Rent YoY: ▲ 13.56%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-27.8% since first listed

21 events — show timeline

• 2026-05-18 Pending — MLSU
• 2026-04-17 Price Changed $65,000 MLSU
• 2026-04-17 Relisted — MLSU
• 2026-03-31 Pending — MLSU
• 2026-02-23 Price Changed $68,000 MLSU
• 2026-02-23 Relisted — MLSU
• 2026-02-20 Pending — MLSU
• 2026-01-29 Listed $75,000 MLSU
• 2025-10-16 Pending — MLSU
• 2025-10-14 Listing Removed — MLSU
• 2025-09-24 Price Changed $75,000 MLSU
• 2025-08-11 Listed $85,000 MLSU
• 2024-02-01 Sold (Public Records) — Public Records
• 2024-01-09 Sold (MLS) — MLSU
• 2023-11-27 Pending — MLSU
• 2023-10-10 Price Changed $78,000 MLSU
• 2023-10-10 Relisted — MLSU
• 2023-09-11 Pending — MLSU
• 2023-08-18 Listed $90,000 MLSU
• 1997-11-26 Sold (Public Records) — Public Records
• 1985-09-18 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,499 · +98.2% YoY. Source: county tax records.