2712 Hillside Dr · Jackson, MS 39204

$5,997

2 bd · 1.0 ba · 1,101 sqft · SingleFamily public records · 473 Days on market

Built 1953 0.90 ac lot $5/sqft · 88% below area ↓ 39% since listing

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Superb deal. Sold As Is, Where Is. View Interior of Property at own Risk. Will need renovation or Rebuilding on Land. Great property/Land and location for the savvy or new Investor.

Key facts

• 0.9 acre lot
• Garage
• Built 1953

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $6k.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $6k).
• Recommended offer: $5k (12.0% below list) — sets the bar for market timing.
• Cap rate 164.0% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 42% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $642 of equity ($42 loan paydown + $600 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 473 days — a 12% lower offer ($5k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $4k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,277 (12.0% below list)

Questions for the listing agent

1. It's been on market 473 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 17.51% ✓
• Cap rate: 164.00%
• Cash-on-cash: 563.22%
• DSCR: 26.06
• GRM: 0.5

CMA / ARV

• ARV (median comp): $50,201
• List price: $5,997
• Delta: -88.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2647 Glenn St	0.13mi	3/1.0 (+1)	1,050 (-5%)	2mo	$14,500	$14	80
2524 Coronet Pl	0.15mi	3/1.0 (+1)	1,190 (+8%)	3mo	$30,000	$25	72
715 Dorgan St	0.41mi	3/1.0 (+1)	1,122 (+2%)	6mo	$77,500	$69	67
2364 Coronet Pl	0.28mi	3/1.0 (+1)	1,190 (+8%)	6mo	$74,500	$63	64
2023 Paden St	0.68mi	3/1.0 (+1)	1,111 (+1%)	6mo	$31,999	$29	56
3008 Woodbine St	0.66mi	3/1.0 (+1)	1,070 (-3%)	6mo	$3,500	$3	54
167 Treehaven Dr	0.62mi	3/2.0 (+1)	1,151 (+4%)	1mo	$39,500	$34	54
218 Hilliyard Ct	0.52mi	3/1.0 (+1)	980 (-11%)	4mo	$24,900	$25	49
2805 Engleside Dr	0.71mi	3/1.0 (+1)	1,200 (+9%)	0mo	$54,200	$45	46
2112 Paden St	0.63mi	3/1.0 (+1)	1,259 (+14%)	1mo	$35,000	$28	41
545 Merigold Dr	0.61mi	3/2.0 (+1)	1,220 (+11%)	4mo	$79,000	$65	41
936 Winn St	0.70mi	3/2.5 (+1)	1,196 (+9%)	6mo	$44,500	$37	37

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: —
• Equity multiple: 36.15×
• Total profit: $59,027
• Equity at exit: $5,403

10-year hold

• IRR: —
• Equity multiple: 89.22×
• Total profit: $148,131
• Equity at exit: $11,651

Cash invested: $1,679 (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: 0.5×

Monthly cashflow live

• Estimated rent: $1,050 high
• Mortgage (P&I): −$31
• Tax est. 1.5%: −$7 /mo · $90/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $788

Break-even live

Break-even rent $52

Max offer price $5,997

Occupancy floor 20%

Sensitivity live

Price	-10% $792	-5% $790	+0% $788	+5% $786	+10% $784
Rent	-10% $705	-5% $747	+0% $788	+5% $830	+10% $871
Rate	-1.0pp $791	-0.5pp $790	base $788	+0.5pp $787	+1.0pp $785

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: $1,499
• Closing costs: $180
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 W McDowell Rd Apt L2 Jackson, MS	1.0	1.0	896	$750	$0.84	22d	1	0.16mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$975	$1.08	45d	18	0.16mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	0.31mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	0.61mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	45d	1	0.68mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	15d	1	0.72mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	24d	1	0.72mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	45d	1	0.91mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	15d	1	0.99mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	45d	1	0.99mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	45d	1	1.00mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	1.20mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	1.20mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	15d	1	1.22mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	45d	1	1.32mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	1.38mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	24d	1	1.39mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	15d	1	1.43mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	1.49mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	15d	1	1.49mi

Listing history 31 events

1. 2026-06-18
   days on market $5,997 Active 473 DOM
2. 2026-06-17
   days on market $5,997 Active 472 DOM
3. 2026-06-16
   days on market $5,997 Active 471 DOM
4. 2026-06-15
   days on market $5,997 Active 470 DOM
5. 2026-06-14
   days on market $5,997 Active 468 DOM
6. 2026-06-13
   days on market $5,997 Active 467 DOM
7. 2026-06-10
   days on market $5,997 Active 465 DOM
8. 2026-06-09
   days on market $5,997 Active 464 DOM
9. 2026-06-08
   days on market $5,997 Active 463 DOM
10. 2026-06-07
    days on market $5,997 Active 462 DOM
11. 2026-06-05
    days on market $5,997 Active 459 DOM
12. 2026-06-03
    days on market $5,997 Active 458 DOM
13. 2026-06-02
    days on market $5,997 Active 457 DOM
14. 2026-06-01
    days on market $5,997 Active 456 DOM
15. 2026-05-31
    days on market $5,997 Active 455 DOM
16. 2026-05-30
    days on market $5,997 Active 454 DOM
17. 2026-03-02
    status Active 181-char remark

    Show marketing remark (181 chars)

    Superb deal. Sold As Is, Where Is. View Interior of Property at own Risk. Will need renovation or Rebuilding on Land. Great property/Land and location for the savvy or new Investor.

18. 2026-03-01
    historical 181-char remark

    Show marketing remark (181 chars)

    Superb deal. Sold As Is, Where Is. View Interior of Property at own Risk. Will need renovation or Rebuilding on Land. Great property/Land and location for the savvy or new Investor.

19. 2026-02-23
    price $5,997 181-char remark

    Show marketing remark (181 chars)

    Superb deal. Sold As Is, Where Is. View Interior of Property at own Risk. Will need renovation or Rebuilding on Land. Great property/Land and location for the savvy or new Investor.

20. 2025-10-15
    price $6,997 181-char remark

    Show marketing remark (181 chars)

    Superb deal. Sold As Is, Where Is. View Interior of Property at own Risk. Will need renovation or Rebuilding on Land. Great property/Land and location for the savvy or new Investor.

21. 2025-07-19
    price $7,500 181-char remark

    Show marketing remark (181 chars)

    Superb deal. Sold As Is, Where Is. View Interior of Property at own Risk. Will need renovation or Rebuilding on Land. Great property/Land and location for the savvy or new Investor.

22. 2025-03-15
    price $8,500 181-char remark

    Show marketing remark (181 chars)

    Superb deal. Sold As Is, Where Is. View Interior of Property at own Risk. Will need renovation or Rebuilding on Land. Great property/Land and location for the savvy or new Investor.

23. 2025-03-01
    listed $9,500 Active 181-char remark

    Show marketing remark (181 chars)

    Superb deal. Sold As Is, Where Is. View Interior of Property at own Risk. Will need renovation or Rebuilding on Land. Great property/Land and location for the savvy or new Investor.

24. 2019-12-04
    soldstatus
25. 2018-03-02
    soldstatus 122-char remark

    Show marketing remark (122 chars)

    3 bedrooms. 1 bath. 1 car carport with storage room. Covered patio. Phone a real estate professional for more information.

26. 2018-03-02
    soldstatus

    Show marketing remark (122 chars)

    3 bedrooms. 1 bath. 1 car carport with storage room. Covered patio. Phone a real estate professional for more information.

27. 2018-01-15
    listed $9,900 122-char remark

    Show marketing remark (122 chars)

    3 bedrooms. 1 bath. 1 car carport with storage room. Covered patio. Phone a real estate professional for more information.

28. 2007-08-17
    soldstatus
29. 2004-03-04
    soldstatus
30. 1992-04-13
    soldstatus
31. 1988-10-19
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 17 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: $12,601
• − Mortgage interest: −$336
• − Property taxes: −$90
• − Insurance: −$30
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$174
• Taxable income: $9,954
• Est. tax owed @ 24.0%: −$2,389
• After-tax cash flow: $7,068/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

-39.4% since first listed

15 events — show timeline

• 2026-03-02 Relisted — MLSU
• 2026-03-01 Listing Removed — MLSU
• 2026-02-23 Price Changed $5,997 MLSU
• 2025-10-15 Price Changed $6,997 MLSU
• 2025-07-19 Price Changed $7,500 MLSU
• 2025-03-15 Price Changed $8,500 MLSU
• 2025-03-01 Listed $9,500 MLSU
• 2019-12-04 Sold (Public Records) — Public Records
• 2018-03-02 Sold (Public Records) — Public Records
• 2018-03-02 Sold (MLS) — MLSU
• 2018-01-15 Listed $9,900 MLSU
• 2007-08-17 Sold (Public Records) — Public Records
• 2004-03-04 Sold (Public Records) — Public Records
• 1992-04-13 Sold (Public Records) — Public Records
• 1988-10-19 Sold (Public Records) — Public Records

Property tax history

-5.4%/yr

Latest (2025): $455 · +3.1% YoY. Source: county tax records.