236 Cherry Hill Dr · Jackson, MS 39212

$87,500

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 91 Days on market

Built 1966 0.27 ac lot $67/sqft · 191% 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
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this charming 3-bedroom, 1-bath home offering over 1,300 square feet of living space! This property features a beautiful setting and a welcoming side deck--perfect for relaxing or entertaining. The home has had a minor electrical fire and is priced accordingly, making it an excellent opportunity for investors, flippers, or first-time buyers looking to add value and make it their own. With new windows already installed and a partially updated roof, this home has a strong foundation for your vision. Whether you're looking for your next investment project or a place to customize to your taste, this motivated seller is ready to make a deal. Don't miss out on the potential this property has to offer!

Key facts

• Welcoming side deck
• Strong foundation
• New windows

Tags

• WELCOMING SIDE DECK
• NEW WINDOWS
• PARTIALLY UPDATED ROOF
• STRONG FOUNDATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $80k (9.0% 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: 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 (+4.2%/yr); 302 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $605 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,625 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.40% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.69%
• DSCR: 1.92
• GRM: 5.9

CMA / ARV

• ARV (median comp): $31,505
• List price: $87,500
• Delta: 177.74%
• 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
242 Shiloh Dr	0.37mi	3/2.0	1,396 (+6%)	0mo	$53,500	$38	68
167 Treehaven Dr	0.17mi	3/2.0	1,151 (-12%)	1mo	$39,500	$34	67
2524 Coronet Pl	0.43mi	3/1.0	1,190 (-9%)	3mo	$30,000	$25	62
170 Cooper Rd	0.74mi	3/1.0	1,370 (+4%)	2mo	$18,500	$14	57
2805 Engleside Dr	0.67mi	3/1.0	1,200 (-8%)	0mo	$54,200	$45	54
2364 Coronet Pl	0.67mi	3/1.0	1,190 (-9%)	6mo	$74,500	$63	48
2365 Paden St	0.71mi	3/2.0	1,236 (-6%)	7mo	$32,500	$26	48
267 Woody Dr	0.57mi	3/1.5	1,165 (-11%)	8mo	$38,000	$33	46
2416 Paden St	0.62mi	4/2.0 (+1)	1,178 (-10%)	0mo	$84,900	$72	45
3148 Sylvester Dr	0.67mi	4/2.0 (+1)	1,440 (+10%)	0mo	$59,500	$41	43
2813 Brookwood Dr	0.73mi	3/1.0	1,141 (-13%)	3mo	$45,000	$39	41
715 Dorgan St	0.63mi	3/1.0	1,122 (-14%)	6mo	$77,500	$69	41

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: 14.3%
• Equity multiple: 1.58×
• Total profit: $14,249
• Equity at exit: $13,047

10-year hold

• IRR: 23.9%
• Equity multiple: 3.18×
• Total profit: $53,452
• Equity at exit: $7,565

Cash invested: $24,500 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,227 high
• Mortgage (P&I): −$459
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $422

Break-even live

Break-even rent $692

Max offer price $87,500

Occupancy floor 61%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	43d	18	0.27mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	13d	1	0.29mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	0.29mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	0.53mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	0.58mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	0.59mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	0.59mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	0.62mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	0.64mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	0.68mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	0.91mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	0.93mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	13d	1	0.94mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	0.99mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	1.02mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	1.13mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	1.14mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	1.14mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	1.14mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	23d	1	1.16mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	13d	1	1.24mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	1.24mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	13d	1	1.25mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	23d	1	1.25mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	1.28mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	23d	1	1.28mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	13d	1	1.30mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	1.32mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	1.37mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	1.39mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	1.39mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	1.40mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	13d	1	1.40mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	1.42mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	1.44mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	1.44mi
3875 Interstate 55 Jackson, MS	1.0–2.0	1.5	800	$1,100	$1.38	13d	1	1.45mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	1.47mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	1.48mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	1.48mi

Listing history 34 events

1. 2026-06-18
   days on market $87,500 Active 91 DOM
2. 2026-06-17
   days on market $87,500 Active 90 DOM
3. 2026-06-16
   days on market $87,500 Active 89 DOM
4. 2026-06-15
   days on market $87,500 Active 88 DOM
5. 2026-06-14
   days on market $87,500 Active 86 DOM
6. 2026-06-13
   days on market $87,500 Active 85 DOM
7. 2026-06-10
   days on market $87,500 Active 83 DOM
8. 2026-06-09
   days on market $87,500 Active 82 DOM
9. 2026-06-08
   days on market $87,500 Active 81 DOM
10. 2026-06-07
    days on market $87,500 Active 80 DOM
11. 2026-06-05
    days on market $87,500 Active 77 DOM
12. 2026-06-03
    days on market $87,500 Active 76 DOM
13. 2026-06-02
    pricedays on market $87,500 Active 75 DOM
14. 2026-06-01
    days on market $90,000 Active 74 DOM
15. 2026-05-31
    days on market $90,000 Active 73 DOM
16. 2026-05-30
    days on market $90,000 Active 72 DOM
17. 2026-03-18
    listed $90,000 Active 734-char remark

    Show marketing remark (734 chars)

    Opportunity awaits with this charming 3-bedroom, 1-bath home offering over 1,300 square feet of living space! This property features a beautiful setting and a welcoming side deck--perfect for relaxing or entertaining. The home has had a minor electrical fire and is priced accordingly, making it an excellent opportunity for investors, flippers, or first-time buyers looking to add value and make it their own. With new windows already installed and a partially updated roof, this home has a strong foundation for your vision. Whether you're looking for your next investment project or a place to customize to your taste, this motivated seller is ready to make a deal. Don't miss out on the potential this property has to offer!

18. 2023-07-24
    soldstatus
19. 2022-09-22
    soldstatus Closed 376-char remark

    Show marketing remark (376 chars)

    Why rent when you can own this cute 3/1 that's located in a quiet cul de sac. The owners have put so much love into maintaining this home, and it soon can be yours. Investors if you are thinking about adding another property to your portfolio, this is it. Move in ready and is ready to go for the next owner or tenant. Call your favorite Realtor to schedule a private showing.

20. 2022-09-22
    soldstatus

    Show marketing remark (376 chars)

    Why rent when you can own this cute 3/1 that's located in a quiet cul de sac. The owners have put so much love into maintaining this home, and it soon can be yours. Investors if you are thinking about adding another property to your portfolio, this is it. Move in ready and is ready to go for the next owner or tenant. Call your favorite Realtor to schedule a private showing.

21. 2022-07-27
    status Pending 376-char remark

    Show marketing remark (376 chars)

    Why rent when you can own this cute 3/1 that's located in a quiet cul de sac. The owners have put so much love into maintaining this home, and it soon can be yours. Investors if you are thinking about adding another property to your portfolio, this is it. Move in ready and is ready to go for the next owner or tenant. Call your favorite Realtor to schedule a private showing.

22. 2022-07-21
    listed $75,000 Active 376-char remark

    Show marketing remark (376 chars)

    Why rent when you can own this cute 3/1 that's located in a quiet cul de sac. The owners have put so much love into maintaining this home, and it soon can be yours. Investors if you are thinking about adding another property to your portfolio, this is it. Move in ready and is ready to go for the next owner or tenant. Call your favorite Realtor to schedule a private showing.

23. 2021-10-02
    historical
24. 2021-10-02
    historical
25. 2011-08-15
    listed $68,500
26. 2010-04-30
    soldstatus
27. 2009-11-09
    soldstatus
28. 2009-04-21
    soldstatus
29. 2009-01-21
    listed $24,900
30. 2007-04-09
    listed $73,000
31. 2006-10-13
    soldstatus
32. 2006-10-13
    soldstatus
33. 2006-06-08
    listed $71,000
34. 1968-09-19
    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: $616 · $51/mo
• Projected year-2 tax: $691 · $58/mo
• Expected delta: +$75/yr (+$6/mo · 12.2%)

ⓘ 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 · 19 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: $14,721
• − Mortgage interest: −$4,901
• − Property taxes: −$616
• − Insurance: −$438
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$2,545
• Taxable income: $3,865
• Est. tax owed @ 24.0%: −$928
• After-tax cash flow: $4,142/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

+26.8% since first listed

18 events — show timeline

• 2026-03-18 Listed $90,000 MLSU
• 2023-07-24 Sold (Public Records) — Public Records
• 2022-09-22 Sold (Public Records) — Public Records
• 2022-09-22 Sold (MLS) — MLSU
• 2022-07-27 Pending — MLSU
• 2022-07-21 Listed $75,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2011-08-15 Listed $68,500 MLSU
• 2010-04-30 Sold (Public Records) — Public Records
• 2009-11-09 Sold (Public Records) — Public Records
• 2009-04-21 Sold (MLS) — MLSU
• 2009-01-21 Listed $24,900 MLSU
• 2007-04-09 Listed $73,000 MLSU
• 2006-10-13 Sold (Public Records) — Public Records
• 2006-10-13 Sold (MLS) — MLSU
• 2006-06-08 Listed $71,000 MLSU
• 1968-09-19 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2021): $616 · +0.7% YoY. Source: county tax records.