3511 Hines St · Jackson, MS 39212

$69,500

3 bd · 2.0 ba · 1,760 sqft · SingleFamily public records · 99 Days on market

Built 1950 0.47 ac lot $39/sqft · 25% above area Est $56k · 25% over

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Why this score? — see what drove the C+ 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
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3511 Hines Street in Jackson, MS 39212 offers a great opportunity for investors or buyers looking to add value. This property features a functional layout with spacious living areas and sits on a nice lot in an established South Jackson neighborhood. The home will need repairs and is being sold as-is, making it ideal for a rental portfolio addition or renovation project. With strong rental demand in the area, this property has solid income potential for the right buyer.

Key facts

• Strong rental demand
• Functional layout
• 0.47 acre lot

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• STRONG RENTAL DEMAND
• SOLID INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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 (+4.2%/yr); 302 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($51k/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 $481 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,245 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1950 — 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: 1.95% ✓
• Cap rate: 16.05%
• Cash-on-cash: 34.86%
• DSCR: 2.55
• GRM: 4.3

CMA / ARV

• ARV (median comp): $55,769
• List price: $69,500
• Delta: 24.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
281 Daniel Lake Blvd	0.31mi	3/1.0	1,764 (+0%)	7mo	$60,000	$34	76
267 W Leavell Woods Dr	0.51mi	3/2.0	1,747 (-1%)	3mo	$80,000	$46	72
228 Mikell St	0.40mi	3/2.0	1,685 (-4%)	3mo	$90,000	$53	72
210 Cooper Rd	0.42mi	3/2.0	1,720 (-2%)	13mo	$14,700	$9	66
275 W Leavell Woods Dr	0.53mi	3/2.0	1,864 (+6%)	12mo	$97,500	$52	56
341 Savanna St	0.58mi	3/2.0	1,616 (-8%)	5mo	$25,000	$15	55
3925 Garland Ave	0.62mi	3/2.0	1,859 (+6%)	11mo	$39,900	$21	53
249 Woody Dr	0.58mi	3/2.0	1,604 (-9%)	8mo	$37,000	$23	51
334 Savanna St	0.52mi	3/2.0	1,570 (-11%)	20mo	$79,000	$50	41
201 S Sunset Ter	0.56mi	3/2.0	1,950 (+11%)	22mo	$50,000	$26	37

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: 31.8%
• Equity multiple: 2.36×
• Total profit: $26,475
• Equity at exit: $10,363

10-year hold

• IRR: 39.6%
• Equity multiple: 4.94×
• Total profit: $76,689
• Equity at exit: $6,009

Cash invested: $19,460 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$364
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $565

Break-even live

Break-even rent $637

Max offer price $69,500

Occupancy floor 53%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	21d	1	0.57mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	14d	1	0.66mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	14d	1	0.68mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	0.94mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	44d	1	1.02mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	44d	1	1.07mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.38mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	1.39mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	44d	1	1.40mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	14d	1	1.40mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	1.43mi

Listing history 24 events

1. 2026-02-17
   listed $69,500 Active 474-char remark

   Show marketing remark (474 chars)

   3511 Hines Street in Jackson, MS 39212 offers a great opportunity for investors or buyers looking to add value. This property features a functional layout with spacious living areas and sits on a nice lot in an established South Jackson neighborhood. The home will need repairs and is being sold as-is, making it ideal for a rental portfolio addition or renovation project. With strong rental demand in the area, this property has solid income potential for the right buyer.

2. 2025-06-30
   historical
3. 2025-01-26
   status Active
4. 2025-01-23
   historical
5. 2024-12-12
   soldstatus
6. 2024-12-04
   status Active
7. 2024-12-03
   historical
8. 2024-11-29
   price $75,000
9. 2024-11-29
   status Active
10. 2024-11-26
    historical
11. 2024-11-23
    listed $65,000 Active
12. 2023-11-16
    soldstatus Closed
13. 2023-11-15
    soldstatus
14. 2023-10-28
    status Pending
15. 2023-10-09
    price $45,000
16. 2023-09-25
    listed $50,000 Active
17. 2020-12-29
    soldstatus
18. 2014-08-14
    soldstatus
19. 2013-12-10
    soldstatus
20. 2013-12-10
    soldstatus
21. 2013-07-11
    listed $10,500
22. 2012-11-08
    soldstatus
23. 1998-03-27
    soldstatus
24. 1996-09-27
    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: $1,317 · $110/mo
• Projected year-2 tax: $1,317 · $110/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 · 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: $16,231
• − Mortgage interest: −$3,893
• − Property taxes: −$1,317
• − Insurance: −$348
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$2,022
• Taxable income: $6,054
• Est. tax owed @ 24.0%: −$1,453
• After-tax cash flow: $5,331/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

+561.9% since first listed

24 events — show timeline

• 2026-02-17 Listed $69,500 MLSU
• 2025-06-30 Listing Removed — MLSU
• 2025-01-26 Relisted — MLSU
• 2025-01-23 Listing Removed — MLSU
• 2024-12-12 Sold (Public Records) — Public Records
• 2024-12-04 Relisted — MLSU
• 2024-12-03 Listing Removed — MLSU
• 2024-11-29 Price Changed $75,000 MLSU
• 2024-11-29 Relisted — MLSU
• 2024-11-26 Listing Removed — MLSU
• 2024-11-23 Listed $65,000 MLSU
• 2023-11-16 Sold (MLS) — MLSU
• 2023-11-15 Sold (Public Records) — Public Records
• 2023-10-28 Pending — MLSU
• 2023-10-09 Price Changed $45,000 MLSU
• 2023-09-25 Listed $50,000 MLSU
• 2020-12-29 Sold (Public Records) — Public Records
• 2014-08-14 Sold (Public Records) — Public Records
• 2013-12-10 Sold (Public Records) — Public Records
• 2013-12-10 Sold (MLS) — MLSU
• 2013-07-11 Listed $10,500 MLSU
• 2012-11-08 Sold (Public Records) — Public Records
• 1998-03-27 Sold (Public Records) — Public Records
• 1996-09-27 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,317 · +1.9% YoY. Source: county tax records.