2377 Breckinridge Rd · Jackson, MS 39204

$79,900

4 bd · 2.0 ba · 1,736 sqft · SingleFamily public records · 6 Days on market

Built 1969 0.25 ac lot Est $71k · 12% over ↓ 9% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Schools +1.1/10.0

Listing remarks MLS

BIG BEDROOMS WITH NEW CARPET. BEAUTIFUL YARD.. DEN, LIVING AND DINING ROOM. WHAT A FIND. THIS HOUSE WANT LAST LONG. CALL YOUR REALTOR FOR YOUR PRIVATE SHOWING.

Key facts

• Hardwood flooring
• 0.25-acre lot
• Community amenities

Tags

• HARDWOOD FLOORING
• SPACIOUS LIVING ROOM
• SEPARATE DEN
• ATTACHED TWO-CAR GARAGE
• 0.25-ACRE LOT
• COMMUNITY AMENITIES

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 total parking spaces
• Security: Security system; Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Cat-5 prewired
• Home design: Single family residence; House; One level
• Construction: Brick and siding exterior; Asphalt shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Chain link fencing; Lot approximately 0.25 acre

Interior

• Kitchen: Built-in refrigerator; Dishwasher; Disposal; Electric range; Microwave; Oven
• Flooring: Carpet; Ceramic tile; Linoleum; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Hot water heating; Natural gas heating; Central air; Ceiling fan(s)
• Interior features: Entrance foyer; Walk-in closet(s); Insulated windows; Window treatments; Wood-burning fireplace; Built-in refrigerator; Dishwasher; Disposal; Electric range; Microwave; Oven; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 12.7% 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: 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); Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 students, 100% FRL); Wingfield High School (math 7% / reading 12%, grade F, #179 of 197 statewide, top 92%, 608 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 40 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 $1,327/mo this rent would consume 53% 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 $9k of equity ($552 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y 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: property tax is 2.6% of price.
• 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 $79,900

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.66% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.76%
• DSCR: 2.01
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $71,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1136 Killarney St	0.27mi	4/2.0	1,608 (-7%)	2mo	$45,500	$28	74
2232 Breckinridge Rd	0.27mi	3/2.0 (-1)	1,794 (+3%)	10mo	$85,000	$47	69
2229 Scanlon Dr	0.49mi	4/2.0	1,651 (-5%)	8mo	$94,900	$57	62
941 Dorgan St	0.39mi	3/2.0 (-1)	1,644 (-5%)	11mo	$35,000	$21	59
2318 Breckinridge Rd	0.15mi	3/2.0 (-1)	1,518 (-13%)	11mo	$27,500	$18	58
1405 Dianne Dr	0.28mi	3/2.0 (-1)	1,537 (-12%)	11mo	$75,000	$49	53
2938 Oak Forest Dr	0.68mi	3/1.5 (-1)	1,726 (-1%)	9mo	$93,500	$54	53
1732 Southhaven Cir	0.73mi	3/2.0 (-1)	1,675 (-4%)	8mo	$62,500	$37	48
2804 Revere St	0.44mi	4/2.0	1,484 (-14%)	10mo	$99,000	$67	46
2813 Marydale Dr	0.54mi	3/1.5 (-1)	1,500 (-14%)	2mo	$34,999	$23	43
2555 Belvedere Dr	0.69mi	4/1.5	1,523 (-12%)	3mo	$19,000	$12	43
1945 Camellia Ln	0.63mi	3/2.0 (-1)	1,525 (-12%)	5mo	$62,900	$41	41

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: 44.4%
• Equity multiple: 4.47×
• Total profit: $77,614
• Equity at exit: $71,980

10-year hold

• IRR: 40.6%
• Equity multiple: 11.05×
• Total profit: $224,807
• Equity at exit: $155,228

Cash invested: $22,372 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$419
• Tax from tax record: −$172 /mo · $2,059/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $424

Break-even live

Break-even rent $790

Max offer price $79,900

Occupancy floor 63%

Sensitivity live

Price	-10% $470	-5% $447	+0% $424	+5% $402	+10% $379
Rent	-10% $319	-5% $372	+0% $424	+5% $477	+10% $529
Rate	-1.0pp $465	-0.5pp $445	base $424	+0.5pp $404	+1.0pp $383

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	15d	1	0.22mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	0.22mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	0.24mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	0.24mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	24d	1	0.35mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	15d	1	0.35mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	24d	1	0.37mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	15d	1	0.39mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	15d	1	0.43mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	0.43mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	0.48mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	45d	1	0.62mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	15d	1	0.72mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	0.75mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	45d	1	0.81mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	15d	1	0.81mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	0.84mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	24d	1	0.84mi
1641 Woodburn St Jackson, MS	5.0	2.0	1300	$1,812	$1.39	15d	1	0.84mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	24d	1	0.88mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	45d	1	0.89mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	15d	1	0.91mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	24d	1	0.91mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	15d	1	0.91mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	45d	1	0.95mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	45d	1	0.98mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	15d	1	0.98mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	45d	1	0.98mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	15d	1	1.00mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	45d	1	1.02mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	24d	1	1.11mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	15d	1	1.12mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	45d	1	1.12mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	15d	1	1.13mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	24d	1	1.15mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	15d	1	1.18mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	45d	1	1.19mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	45d	1	1.27mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	15d	1	1.29mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	24d	1	1.35mi

Listing history 6 events

1. 2026-06-18
   days on market $79,900 Active 6 DOM
2. 2026-06-17
   days on market $79,900 Active 5 DOM
3. 2026-06-16
   days on market $79,900 Active 4 DOM
4. 2026-06-15
   days on market $79,900 Active 3 DOM
5. 2026-06-13
   remarks 510-char remark
6. 2026-06-13
   listed $79,900 Active 1 DOM

ⓘ 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: $2,059 · $172/mo
• Projected year-2 tax: $2,059 · $172/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 · 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: $15,921
• − Mortgage interest: −$4,476
• − Property taxes: −$2,059
• − Insurance: −$400
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$2,324
• Taxable income: $4,115
• Est. tax owed @ 24.0%: −$988
• After-tax cash flow: $4,104/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

-8.7% since first listed

9 events — show timeline

• 2026-06-12 Listed $79,900 MLSU
• 2017-05-11 Sold (Public Records) — Public Records
• 2006-05-01 Sold (MLS) — MLSU
• 2006-04-24 Sold (Public Records) — Public Records
• 2006-04-02 Listed $118,000 MLSU
• 2003-11-14 Sold (MLS) — MLSU
• 2003-09-11 Listed $87,500 MLSU
• 1991-10-01 Sold (Public Records) — Public Records
• 1988-09-16 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,059 · +2.0% YoY. Source: county tax records.