2479 Twisted Oak Dr · Jackson, MS 39212

$130,000

3 bd · 2.0 ba · 1,150 sqft · SingleFamily public records · 106 Days on market

Built 1978 10,018 sqft lot Est $199k · 35% under

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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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.7/10.0
• 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

Great Investment Property. Home is sold AS-IS. Home passed HUD Inspection this month. Please do not disturb tenant for a showing appointment. OCCUPANTS ARE ABSOLUTELY NOT TO BE DISTURBED!! **SOLD SIGHT UNSEEN**NO SHOWINGS** NO INTERIOR ACCESS** Property is being sold occupied with all occupants in AS IS/WHERE IS condition.: Please do not disturb tenants.

Key facts

• 0.23 acre lot
• Parking
• Built 1978

🏷️ Possibly a rental listed for sale. The $130,000 price doesn't fit this home's estimated sale value (~$198,950) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (3.1% below list).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 9.9% in Jackson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Timberlawn Elementary School (math 5% / reading 11%, grade F, #334 of 375 statewide, top 89%, 353 students, 100% FRL); Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $899 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 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 1978 — 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: 0.97% ✗
• Cap rate: 7.41%
• Cash-on-cash: 4.00%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $198,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5012 Fox Glen Dr	0.26mi	3/2.0	1,272 (+11%)	2mo	$219,900	$173	69
5016 Fox Glen Dr	0.28mi	3/2.0	1,272 (+11%)	1mo	$219,900	$173	68
5019 Fox Glen Dr	0.26mi	3/2.0	1,272 (+11%)	3mo	$219,900	$173	68
5023 Fox Glen Dr	0.27mi	3/2.0	1,272 (+11%)	3mo	$219,900	$173	67
5551 Will O Run Cir	0.57mi	3/2.0	1,138 (-1%)	6mo	$99,900	$88	67
5026 Quail Ridge Dr	0.26mi	3/2.0	1,272 (+11%)	5mo	$217,900	$171	66
5009 Quail Ridge Dr	0.30mi	3/2.0	1,272 (+11%)	3mo	$226,495	$178	66
5013 Quail Ridge Dr	0.30mi	3/2.0	1,272 (+11%)	6mo	$221,855	$174	64
2376 Princess Pine Dr	0.26mi	3/2.0	1,308 (+14%)	2mo	$145,000	$111	63
5513 Dogwood Trl	0.55mi	3/2.0	1,219 (+6%)	2mo	$130,000	$107	62
444 Greenmont Dr	0.60mi	3/2.0	1,208 (+5%)	4mo	$124,900	$103	61
4271 Cypress Dr	0.71mi	3/2.0	1,222 (+6%)	6mo	$107,900	$88	51

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-11,749
• Equity at exit: $19,383

10-year hold

• IRR: 2.3%
• Equity multiple: 1.18×
• Total profit: $6,381
• Equity at exit: $11,240

Cash invested: $36,400 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$137 /mo · $1,650/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $121

Break-even live

Break-even rent $1,106

Max offer price $130,000

Occupancy floor 85%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4954 Hanging Oak Dr Jackson, MS	3.0	2.0	1082	$1,215	$1.12	43d	1	0.22mi
2750 N Siwell Rd Jackson, MS	1.0–2.0	1.0	850	$975	$1.15	13d	1	0.51mi
2107 Thousand Oaks Dr Unit A Jackson, MS	3.0	2.0	1182	$950	$0.80	21d	1	1.40mi

Listing history 43 events

1. 2026-06-18
   days on market $130,000 Active 106 DOM
2. 2026-06-17
   days on market $130,000 Active 105 DOM
3. 2026-06-16
   days on market $130,000 Active 104 DOM
4. 2026-06-15
   days on market $130,000 Active 103 DOM
5. 2026-06-14
   days on market $130,000 Active 101 DOM
6. 2026-06-13
   days on market $130,000 Active 100 DOM
7. 2026-06-10
   days on market $130,000 Active 98 DOM
8. 2026-06-09
   days on market $130,000 Active 97 DOM
9. 2026-06-08
   days on market $130,000 Active 96 DOM
10. 2026-06-07
    days on market $130,000 Active 95 DOM
11. 2026-06-05
    days on market $130,000 Active 92 DOM
12. 2026-06-03
    days on market $130,000 Active 91 DOM
13. 2026-06-02
    days on market $130,000 Active 90 DOM
14. 2026-06-01
    days on market $130,000 Active 89 DOM
15. 2026-05-31
    days on market $130,000 Active 88 DOM
16. 2026-05-30
    status $130,000 Active 87 DOM
17. 2026-04-24
    status Pending
18. 2026-04-06
    status Active
19. 2026-03-20
    status Pending
20. 2026-03-20
    status Active
21. 2026-03-13
    status Active
22. 2026-02-24
    status Pending
23. 2026-02-24
    historical
24. 2026-02-12
    status Active
25. 2026-01-19
    status Pending
26. 2025-11-23
    listed $130,000 Active
27. 2025-07-18
    listed $1,550
28. 2025-04-02
    historical $1,550
29. 2025-02-26
    listed $1,550
30. 2024-12-09
    soldstatus Closed 356-char remark

    Show marketing remark (356 chars)

    Great Investment Property. Home is sold AS-IS. Home passed HUD Inspection this month. Please do not disturb tenant for a showing appointment. OCCUPANTS ARE ABSOLUTELY NOT TO BE DISTURBED!! **SOLD SIGHT UNSEEN**NO SHOWINGS** NO INTERIOR ACCESS** Property is being sold occupied with all occupants in AS IS/WHERE IS condition.: Please do not disturb tenants.

31. 2024-12-06
    soldstatus
32. 2024-11-11
    status Pending 356-char remark

    Show marketing remark (356 chars)

    Great Investment Property. Home is sold AS-IS. Home passed HUD Inspection this month. Please do not disturb tenant for a showing appointment. OCCUPANTS ARE ABSOLUTELY NOT TO BE DISTURBED!! **SOLD SIGHT UNSEEN**NO SHOWINGS** NO INTERIOR ACCESS** Property is being sold occupied with all occupants in AS IS/WHERE IS condition.: Please do not disturb tenants.

33. 2024-10-15
    status Active 356-char remark

    Show marketing remark (356 chars)

    Great Investment Property. Home is sold AS-IS. Home passed HUD Inspection this month. Please do not disturb tenant for a showing appointment. OCCUPANTS ARE ABSOLUTELY NOT TO BE DISTURBED!! **SOLD SIGHT UNSEEN**NO SHOWINGS** NO INTERIOR ACCESS** Property is being sold occupied with all occupants in AS IS/WHERE IS condition.: Please do not disturb tenants.

34. 2024-08-28
    status Pending 356-char remark

    Show marketing remark (356 chars)

    Great Investment Property. Home is sold AS-IS. Home passed HUD Inspection this month. Please do not disturb tenant for a showing appointment. OCCUPANTS ARE ABSOLUTELY NOT TO BE DISTURBED!! **SOLD SIGHT UNSEEN**NO SHOWINGS** NO INTERIOR ACCESS** Property is being sold occupied with all occupants in AS IS/WHERE IS condition.: Please do not disturb tenants.

35. 2024-08-05
    price $64,000 356-char remark

    Show marketing remark (356 chars)

    Great Investment Property. Home is sold AS-IS. Home passed HUD Inspection this month. Please do not disturb tenant for a showing appointment. OCCUPANTS ARE ABSOLUTELY NOT TO BE DISTURBED!! **SOLD SIGHT UNSEEN**NO SHOWINGS** NO INTERIOR ACCESS** Property is being sold occupied with all occupants in AS IS/WHERE IS condition.: Please do not disturb tenants.

36. 2024-07-26
    status Active 356-char remark

    Show marketing remark (356 chars)

    Great Investment Property. Home is sold AS-IS. Home passed HUD Inspection this month. Please do not disturb tenant for a showing appointment. OCCUPANTS ARE ABSOLUTELY NOT TO BE DISTURBED!! **SOLD SIGHT UNSEEN**NO SHOWINGS** NO INTERIOR ACCESS** Property is being sold occupied with all occupants in AS IS/WHERE IS condition.: Please do not disturb tenants.

37. 2024-07-14
    status Pending 356-char remark

    Show marketing remark (356 chars)

    Great Investment Property. Home is sold AS-IS. Home passed HUD Inspection this month. Please do not disturb tenant for a showing appointment. OCCUPANTS ARE ABSOLUTELY NOT TO BE DISTURBED!! **SOLD SIGHT UNSEEN**NO SHOWINGS** NO INTERIOR ACCESS** Property is being sold occupied with all occupants in AS IS/WHERE IS condition.: Please do not disturb tenants.

38. 2024-06-28
    price $80,000 356-char remark

    Show marketing remark (356 chars)

    Great Investment Property. Home is sold AS-IS. Home passed HUD Inspection this month. Please do not disturb tenant for a showing appointment. OCCUPANTS ARE ABSOLUTELY NOT TO BE DISTURBED!! **SOLD SIGHT UNSEEN**NO SHOWINGS** NO INTERIOR ACCESS** Property is being sold occupied with all occupants in AS IS/WHERE IS condition.: Please do not disturb tenants.

39. 2024-06-24
    price $85,000 356-char remark

    Show marketing remark (356 chars)

    Great Investment Property. Home is sold AS-IS. Home passed HUD Inspection this month. Please do not disturb tenant for a showing appointment. OCCUPANTS ARE ABSOLUTELY NOT TO BE DISTURBED!! **SOLD SIGHT UNSEEN**NO SHOWINGS** NO INTERIOR ACCESS** Property is being sold occupied with all occupants in AS IS/WHERE IS condition.: Please do not disturb tenants.

40. 2024-05-21
    price $90,000 356-char remark

    Show marketing remark (356 chars)

    Great Investment Property. Home is sold AS-IS. Home passed HUD Inspection this month. Please do not disturb tenant for a showing appointment. OCCUPANTS ARE ABSOLUTELY NOT TO BE DISTURBED!! **SOLD SIGHT UNSEEN**NO SHOWINGS** NO INTERIOR ACCESS** Property is being sold occupied with all occupants in AS IS/WHERE IS condition.: Please do not disturb tenants.

41. 2023-12-14
    listed $100,000 Active 356-char remark

    Show marketing remark (356 chars)

    Great Investment Property. Home is sold AS-IS. Home passed HUD Inspection this month. Please do not disturb tenant for a showing appointment. OCCUPANTS ARE ABSOLUTELY NOT TO BE DISTURBED!! **SOLD SIGHT UNSEEN**NO SHOWINGS** NO INTERIOR ACCESS** Property is being sold occupied with all occupants in AS IS/WHERE IS condition.: Please do not disturb tenants.

42. 1993-10-25
    soldstatus
43. 1991-07-23
    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: $1,650 · $137/mo
• Projected year-2 tax: $1,650 · $137/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 3/10 Moderate
• 🌡 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: $15,111
• − Mortgage interest: −$7,282
• − Property taxes: −$1,650
• − Insurance: −$650
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$3,782
• Taxable loss: −$670
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $1,618/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

+30.0% since first listed

27 events — show timeline

• 2026-04-24 Pending — MLSU
• 2026-04-06 Relisted — MLSU
• 2026-03-20 Pending — MLSU
• 2026-03-20 Relisted — MLSU
• 2026-03-13 Relisted — MLSU
• 2026-02-24 Pending — MLSU
• 2026-02-24 Listing Removed — MLSU
• 2026-02-12 Relisted — MLSU
• 2026-01-19 Pending — MLSU
• 2025-11-23 Listed $130,000 MLSU
• 2025-07-18 Listed for Rent $1,550 RENTALBEAST
• 2025-04-02 Rental Removed $1,550 MLSU
• 2025-02-26 Listed for Rent $1,550 MLSU
• 2024-12-09 Sold (MLS) — MLSU
• 2024-12-06 Sold (Public Records) — Public Records
• 2024-11-11 Pending — MLSU
• 2024-10-15 Relisted — MLSU
• 2024-08-28 Pending — MLSU
• 2024-08-05 Price Changed $64,000 MLSU
• 2024-07-26 Relisted — MLSU
• 2024-07-14 Pending — MLSU
• 2024-06-28 Price Changed $80,000 MLSU
• 2024-06-24 Price Changed $85,000 MLSU
• 2024-05-21 Price Changed $90,000 MLSU
• 2023-12-14 Listed $100,000 MLSU
• 1993-10-25 Sold (Public Records) — Public Records
• 1991-07-23 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,650 · +4.0% YoY. Source: county tax records.