1747 Shady Lane Dr · Jackson, MS 39204

$99,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 44 Days on market

Built 1963 9,147 sqft lot $63/sqft · 122% above area ↓ 14% 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 +28.9/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• 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 MLS

COMPLETEY RENOVATED LIKE NEW - GREAT INVESTMENT OPPORTUNITY FOR INVESTOR OR HOME OWNERSHIP IN AFFORDABLE PRICE RANGE -- THIS HOME HAS FRESH PAINT, INSIDE & OUT, ALL NEW LUXURY VINYL FLOORING THROUGHOUT, NEW APPLIANCES, LIGHT FIXTURES, PLUMBING FIXTURES, ETC. SO IT'S MOVE IN READY - ALSO FEATURES TWO LIVING AREAS, OPEN KITCHEN FLOORPLAN A LARGE FENCED BACKYARD WITH EASY INTERSTATE ACCESS.

Key facts

• Wood-look flooring
• Private backyard
• Open layout

Tags

• PRIVATE BACKYARD
• WOOD-LOOK FLOORING
• UPDATED BATHROOM
• OPEN LAYOUT
• PEACEFUL BACKYARD RETREAT

Property features AI

Exterior

• Parking: Concrete parking (no garage)
• Utilities: Public water; Public sewer; Cable available; Electricity connected
• Home design: Single-family house; One level; Living area reported as 1,566 (per public records)
• Construction: Brick veneer and vertical siding; Asphalt shingle roof; Slab foundation; Built (move-in ready)
• Exterior features: Patio

Interior

• Kitchen: Electric cooktop
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning; Window unit(s)
• Interior features: Pantry; Move-in ready condition
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% 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: 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: Wilkins Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 316 students, 100% FRL); Blackburn Middle School (math 9% / reading 11%, grade F, #152 of 179 statewide, top 88%, 614 students, 100% FRL); Jim Hill High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 908 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,265/mo this rent would consume 50% 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 $11k of equity ($684 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1963 — 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: 1.28% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.48%
• DSCR: 1.64
• GRM: 6.5

CMA / ARV

• ARV (median comp): $44,826
• List price: $99,000
• Delta: 120.86%
• 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
1746 Casteel Dr	0.15mi	3/2.0	1,376 (-12%)	1mo	$65,000	$47	72
1945 Camellia Ln	0.53mi	3/2.0	1,525 (-2%)	5mo	$62,900	$41	68
1941 Catalina Dr	0.47mi	3/1.5	1,458 (-6%)	1mo	$85,000	$58	64
1939 Shamrock Dr	0.69mi	4/2.0 (+1)	1,554 (-0%)	7mo	$45,000	$29	57
1765 Casteel Dr	0.16mi	3/2.0	1,390 (-11%)	23mo	$42,500	$31	55
2081 Shady Lane Dr	0.58mi	3/2.0	1,420 (-9%)	4mo	$12,000	$8	55
804 Valencia St	0.71mi	3/2.0	1,516 (-3%)	16mo	$10,000	$7	49
1817 Wisteria Dr	0.41mi	3/1.0	1,375 (-12%)	12mo	$99,900	$73	47
304 Catalina Cir	0.73mi	3/2.0	1,623 (+4%)	15mo	$27,000	$17	47
1870 Wisteria Dr	0.52mi	3/2.0	1,344 (-14%)	9mo	$49,900	$37	45
2064 Monaco St	0.56mi	4/2.0 (+1)	1,670 (+7%)	20mo	$84,700	$51	41
1954 Elaine St	0.61mi	3/2.0	1,378 (-12%)	15mo	$114,000	$83	39

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: 37.4%
• Equity multiple: 3.95×
• Total profit: $81,909
• Equity at exit: $89,187

10-year hold

• IRR: 34.0%
• Equity multiple: 9.70×
• Total profit: $241,026
• Equity at exit: $192,335

Cash invested: $27,720 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$519
• Tax from tax record: −$104 /mo · $1,249/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $334

Break-even live

Break-even rent $841

Max offer price $99,000

Occupancy floor 69%

Sensitivity live

Price	-10% $390	-5% $362	+0% $334	+5% $306	+10% $278
Rent	-10% $235	-5% $284	+0% $334	+5% $384	+10% $434
Rate	-1.0pp $384	-0.5pp $360	base $334	+0.5pp $309	+1.0pp $283

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	15d	1	0.26mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	25d	1	0.52mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	15d	1	0.62mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	15d	1	0.82mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	25d	1	0.82mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	15d	1	1.00mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	15d	1	1.11mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	25d	1	1.11mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	25d	1	1.13mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	15d	1	1.13mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	45d	1	1.16mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	25d	1	1.20mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	25d	1	1.23mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	1.24mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	1.24mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	25d	1	1.26mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	1.27mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	15d	1	1.42mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	15d	1	1.42mi
2010 Chadwick Dr Jackson, MS	3.0	2.0	1275	$1,145	$0.90	45d	1	1.48mi
2010 Chadwick Dr Jackson, MS	2.0	2.0	1089	$1,174	$1.08	15d	1	1.48mi

Listing history 25 events

1. 2026-06-22
   days on market $99,000 Active 44 DOM
2. 2026-06-18
   days on market $99,000 Active 41 DOM
3. 2026-06-17
   days on market $99,000 Active 40 DOM
4. 2026-06-16
   days on market $99,000 Active 39 DOM
5. 2026-06-15
   days on market $99,000 Active 38 DOM
6. 2026-06-14
   days on market $99,000 Active 36 DOM
7. 2026-06-13
   days on market $99,000 Active 35 DOM
8. 2026-06-10
   days on market $99,000 Active 33 DOM
9. 2026-06-09
   days on market $99,000 Active 32 DOM
10. 2026-06-08
    days on market $99,000 Active 31 DOM
11. 2026-06-07
    days on market $99,000 Active 30 DOM
12. 2026-06-05
    days on market $99,000 Active 27 DOM
13. 2026-06-03
    days on market $99,000 Active 26 DOM
14. 2026-06-02
    days on market $99,000 Active 25 DOM
15. 2026-06-01
    days on market $99,000 Active 24 DOM
16. 2026-05-31
    days on market $99,000 Active 23 DOM
17. 2026-05-30
    days on market $99,000 Active 22 DOM
18. 2026-05-08
    listed $99,000 Active 696-char remark
19. 2024-03-04
    soldstatus Closed 394-char remark

    Show marketing remark (394 chars)

    COMPLETEY RENOVATED LIKE NEW - GREAT INVESTMENT OPPORTUNITY FOR INVESTOR OR HOME OWNERSHIP IN AFFORDABLE PRICE RANGE -- THIS HOME HAS FRESH PAINT, INSIDE & OUT, ALL NEW LUXURY VINYL FLOORING THROUGHOUT, NEW APPLIANCES, LIGHT FIXTURES, PLUMBING FIXTURES, ETC. SO IT'S MOVE IN READY - ALSO FEATURES TWO LIVING AREAS, OPEN KITCHEN FLOORPLAN A LARGE FENCED BACKYARD WITH EASY INTERSTATE ACCESS.

20. 2024-03-04
    soldstatus

    Show marketing remark (394 chars)

    COMPLETEY RENOVATED LIKE NEW - GREAT INVESTMENT OPPORTUNITY FOR INVESTOR OR HOME OWNERSHIP IN AFFORDABLE PRICE RANGE -- THIS HOME HAS FRESH PAINT, INSIDE & OUT, ALL NEW LUXURY VINYL FLOORING THROUGHOUT, NEW APPLIANCES, LIGHT FIXTURES, PLUMBING FIXTURES, ETC. SO IT'S MOVE IN READY - ALSO FEATURES TWO LIVING AREAS, OPEN KITCHEN FLOORPLAN A LARGE FENCED BACKYARD WITH EASY INTERSTATE ACCESS.

21. 2024-01-18
    status Pending 394-char remark

    Show marketing remark (394 chars)

    COMPLETEY RENOVATED LIKE NEW - GREAT INVESTMENT OPPORTUNITY FOR INVESTOR OR HOME OWNERSHIP IN AFFORDABLE PRICE RANGE -- THIS HOME HAS FRESH PAINT, INSIDE & OUT, ALL NEW LUXURY VINYL FLOORING THROUGHOUT, NEW APPLIANCES, LIGHT FIXTURES, PLUMBING FIXTURES, ETC. SO IT'S MOVE IN READY - ALSO FEATURES TWO LIVING AREAS, OPEN KITCHEN FLOORPLAN A LARGE FENCED BACKYARD WITH EASY INTERSTATE ACCESS.

22. 2024-01-05
    listed $115,000 Active 394-char remark

    Show marketing remark (394 chars)

    COMPLETEY RENOVATED LIKE NEW - GREAT INVESTMENT OPPORTUNITY FOR INVESTOR OR HOME OWNERSHIP IN AFFORDABLE PRICE RANGE -- THIS HOME HAS FRESH PAINT, INSIDE & OUT, ALL NEW LUXURY VINYL FLOORING THROUGHOUT, NEW APPLIANCES, LIGHT FIXTURES, PLUMBING FIXTURES, ETC. SO IT'S MOVE IN READY - ALSO FEATURES TWO LIVING AREAS, OPEN KITCHEN FLOORPLAN A LARGE FENCED BACKYARD WITH EASY INTERSTATE ACCESS.

23. 2017-12-01
    soldstatus
24. 1995-09-19
    soldstatus
25. 1994-12-06
    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: $1,249 · $104/mo
• Projected year-2 tax: $1,249 · $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 7/10 Severe 6 d/yr ≥108°F today · 18 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: $15,174
• − Mortgage interest: −$5,546
• − Property taxes: −$1,249
• − Insurance: −$495
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,880
• Taxable income: $2,576
• Est. tax owed @ 24.0%: −$618
• After-tax cash flow: $3,395/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

-13.9% since first listed

8 events — show timeline

• 2026-05-08 Listed $99,000 MLSU
• 2024-03-04 Sold (Public Records) — Public Records
• 2024-03-04 Sold (MLS) — MLSU
• 2024-01-18 Pending — MLSU
• 2024-01-05 Listed $115,000 MLSU
• 2017-12-01 Sold (Public Records) — Public Records
• 1995-09-19 Sold (Public Records) — Public Records
• 1994-12-06 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,249 · +1.5% YoY. Source: county tax records.