667 Queen Cir · Jackson, MS 39209

$124,900

3 bd · 1.5 ba · 1,170 sqft · SingleFamily public records · 54 Days on market

Built 1971 0.87 ac lot

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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 +20.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Investor Special!!! 3 bedrooms and 1.5 baths. House is sold in AS-IS condition!

Key facts

• New lighting
• Modern finishes
• All-new flooring

Tags

• GRANITE COUNTERTOPS
• BRAND-NEW APPLIANCES
• MODERN FINISHES
• ALL-NEW FLOORING
• FRESH INTERIOR PAINT
• NEW LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Raines Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 224 students, 100% FRL); Powell Middle School (math 3% / reading 6%, grade F, #177 of 179 statewide, top 99%, 320 students, 100% FRL); Provine High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 774 students, 100% FRL).
• Market conditions: 165 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 41% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k 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 + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1971 — 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: 1.00% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $70,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
667 Queen Cir	0.00mi	3/1.5	1,170 (0%)	1mo	$124,900	$107	99
5770 Queen Mary Ln	0.32mi	3/1.5	1,184 (+1%)	1mo	$74,900	$63	83
663 Queen Julianna Ln	0.08mi	3/1.5	1,042 (-11%)	2mo	$42,000	$40	76
664 Queen Julianna Ln	0.10mi	4/1.5 (+1)	1,300 (+11%)	2mo	$65,000	$50	70
5665 Queen Mary Ln	0.36mi	3/2.0	1,192 (+2%)	15mo	$67,000	$56	66
506 Lowder Dr	0.25mi	3/1.5	1,318 (+13%)	4mo	$62,500	$47	64
344 Queen Margaret Ln	0.54mi	3/2.0	1,300 (+11%)	1mo	$74,900	$58	54
5629 Queen Mary Ln	0.44mi	4/2.0 (+1)	1,272 (+9%)	6mo	$90,000	$71	53
346 Queen Theresa Ln	0.57mi	3/1.0	1,056 (-10%)	4mo	$64,600	$61	52
331 Queen Margaret Ln	0.58mi	3/1.5	1,027 (-12%)	7mo	$59,900	$58	47
356 Queen Isabella Ln	0.52mi	3/1.5	996 (-15%)	6mo	$60,000	$60	46
5717 Wildflower Dr	0.73mi	3/2.0	1,283 (+10%)	8mo	$119,000	$93	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 3.23×
• Total profit: $78,001
• Equity at exit: $112,520

10-year hold

• IRR: 24.5%
• Equity multiple: 7.34×
• Total profit: $221,856
• Equity at exit: $242,653

Cash invested: $34,972 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$655
• Tax from tax record: −$127 /mo · $1,520/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $157

Break-even live

Break-even rent $1,055

Max offer price $124,900

Occupancy floor 82%

Sensitivity live

Price	-10% $227	-5% $192	+0% $157	+5% $121	+10% $86
Rent	-10% $58	-5% $107	+0% $157	+5% $206	+10% $256
Rate	-1.0pp $220	-0.5pp $188	base $157	+0.5pp $124	+1.0pp $91

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5629 Queen Mary Ln Jackson, MS	3.0	2.0	1272	$1,395	$1.10	15d	1	0.46mi
5301 Queen Mary Ln Jackson, MS	4.0	2.0	1100	$1,338	$1.22	15d	1	0.78mi
6513 Abraham Lincoln Dr Jackson, MS	3.0	1.5	1330	$950	$0.71	15d	1	1.40mi
6521 Lyndon B Johnson Dr Jackson, MS	3.0	1.0	1180	$1,100	$0.93	15d	1	1.48mi
6521 Lyndon B Johnson Dr Jackson, MS	3.0	1.0	1180	$1,150	$0.97	24d	1	1.48mi
6731 George Washington Dr Jackson, MS	3.0	2.0	1134	$1,300	$1.15	24d	1	1.49mi
6731 George Washington Dr Jackson, MS	3.0	2.0	1134	$1,200	$1.06	15d	1	1.49mi

Listing history 15 events

1. 2026-04-07
   status Pending
2. 2026-02-12
   listed $124,900 Active
3. 2025-12-17
   historical
4. 2025-10-20
   price $134,900
5. 2025-08-27
   price $139,900
6. 2025-08-04
   listed $145,000 Active
7. 2024-10-17
   soldstatus
8. 2019-12-23
   soldstatus
9. 2012-07-03
   soldstatus
10. 2008-11-07
    soldstatus 79-char remark

    Show marketing remark (79 chars)

    Investor Special!!! 3 bedrooms and 1.5 baths. House is sold in AS-IS condition!

11. 2008-11-04
    soldstatus
12. 2008-09-24
    listed $12,900 79-char remark

    Show marketing remark (79 chars)

    Investor Special!!! 3 bedrooms and 1.5 baths. House is sold in AS-IS condition!

13. 2007-07-02
    soldstatus
14. 1992-06-30
    soldstatus
15. 1989-09-06
    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: $1,520 · $127/mo
• Projected year-2 tax: $1,520 · $127/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 6/10 Major 7 d/yr ≥109°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: $15,042
• − Mortgage interest: −$6,996
• − Property taxes: −$1,520
• − Insurance: −$624
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,633
• Taxable loss: −$138
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $1,913/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+868.2% since first listed

15 events — show timeline

• 2026-04-07 Pending — MLSU
• 2026-02-12 Listed $124,900 MLSU
• 2025-12-17 Listing Removed — MLSU
• 2025-10-20 Price Changed $134,900 MLSU
• 2025-08-27 Price Changed $139,900 MLSU
• 2025-08-04 Listed $145,000 MLSU
• 2024-10-17 Sold (Public Records) — Public Records
• 2019-12-23 Sold (Public Records) — Public Records
• 2012-07-03 Sold (Public Records) — Public Records
• 2008-11-07 Sold (MLS) — MLSU
• 2008-11-04 Sold (Public Records) — Public Records
• 2008-09-24 Listed $12,900 MLSU
• 2007-07-02 Sold (Public Records) — Public Records
• 1992-06-30 Sold (Public Records) — Public Records
• 1989-09-06 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,520 · +4.4% YoY. Source: county tax records.