3679 Southland Dr · Jackson, MS 39212

$61,900

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 105 Days on market

Built 1954 0.34 ac lot $50/sqft · 42% above area Est $43k · 42% 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

Super Opportunity and very affordable! Fully renovated and move in ready!! Refurbished hardwood floors throughout. Updated kitchen with new refrigerator, stove, microwave and ceramic tile counter tops, spacious bedrooms, updated bathroom, new lighting and fans, central heat and air, fully repainted inside and out, bonus room off the kitchen, large yard fenced in the back.

Key facts

• Central heat and air
• Bonus room
• Updated kitchen

Tags

• REFURBISHED HARDWOOD FLOORS
• UPDATED KITCHEN
• CERAMIC TILE COUNTER TOPS
• UPDATED BATHROOM
• CENTRAL HEAT AND AIR
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $56k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $428 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask is 6121% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $56,329 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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 1954 — 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: 1.79% ✓
• Cap rate: 15.77%
• Cash-on-cash: 33.86%
• DSCR: 2.51
• GRM: 4.7

CMA / ARV

• ARV (median comp): $43,493
• List price: $61,900
• Delta: 42.32%
• 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
3408 N Southland Dr	0.32mi	3/1.0 (+1)	1,313 (+5%)	9mo	$25,000	$19	64
362 E Leavell Woods Dr	0.12mi	3/1.0 (+1)	1,080 (-14%)	4mo	$30,000	$28	63
3646 Southland Dr	0.05mi	3/1.5 (+1)	1,147 (-8%)	21mo	$60,000	$52	60
3513 Hines St	0.35mi	3/2.0 (+1)	1,132 (-9%)	1mo	$45,000	$40	58
136 N Sunset Ter	0.69mi	2/1.0	1,233 (-1%)	12mo	$60,000	$49	56
423 Savanna St	0.48mi	3/1.5 (+1)	1,281 (+3%)	19mo	$19,900	$16	50
170 Cooper Rd	0.71mi	3/1.0 (+1)	1,370 (+10%)	2mo	$18,500	$14	44
144 Neatherwood Dr	0.73mi	3/1.0 (+1)	1,205 (-3%)	14mo	$89,000	$74	44
402 Savanna St	0.44mi	3/2.0 (+1)	1,071 (-14%)	6mo	$65,000	$61	42
124 S Sunset Ter	0.72mi	3/1.0 (+1)	1,172 (-6%)	12mo	$49,875	$43	41

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: 30.5%
• Equity multiple: 2.30×
• Total profit: $22,488
• Equity at exit: $9,229

10-year hold

• IRR: 38.4%
• Equity multiple: 4.78×
• Total profit: $65,474
• Equity at exit: $5,352

Cash invested: $17,332 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,106 high
• Mortgage (P&I): −$325
• Tax from tax record: −$34 /mo · $411/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $489

Break-even live

Break-even rent $487

Max offer price $61,900

Occupancy floor 51%

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: $15,475
• Closing costs: $1,857
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	23d	1	0.16mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	13d	1	0.16mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	23d	1	0.31mi
3875 Interstate 55 Jackson, MS	1.0–2.0	1.5	800	$1,100	$1.38	13d	1	0.31mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	21d	1	0.57mi
230 Savanna St Jackson, MS	2.0	1.0	782	$795	$1.02	43d	1	0.67mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	13d	1	0.72mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	0.88mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	0.93mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	13d	1	0.93mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	0.96mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	0.96mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	0.99mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	21d	1	1.05mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.06mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	1.25mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	1.31mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	1.35mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$975	$1.08	43d	18	1.37mi
225 W McDowell Rd Apt L2 Jackson, MS	1.0	1.0	896	$750	$0.84	21d	1	1.37mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	1.46mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	1.48mi

Listing history 33 events

1. 2026-06-18
   days on market $61,900 Active 105 DOM
2. 2026-06-17
   days on market $61,900 Active 104 DOM
3. 2026-06-16
   days on market $61,900 Active 103 DOM
4. 2026-06-15
   days on market $61,900 Active 102 DOM
5. 2026-06-14
   days on market $61,900 Active 100 DOM
6. 2026-06-13
   days on market $61,900 Active 99 DOM
7. 2026-06-10
   days on market $61,900 Active 97 DOM
8. 2026-06-09
   days on market $61,900 Active 96 DOM
9. 2026-06-08
   days on market $61,900 Active 95 DOM
10. 2026-06-07
    days on market $61,900 Active 94 DOM
11. 2026-06-05
    days on market $61,900 Active 91 DOM
12. 2026-06-03
    days on market $61,900 Active 90 DOM
13. 2026-06-02
    days on market $61,900 Active 89 DOM
14. 2026-06-01
    days on market $61,900 Active 88 DOM
15. 2026-05-31
    days on market $61,900 Active 87 DOM
16. 2026-05-30
    days on market $61,900 Active 86 DOM
17. 2026-04-29
    listed $995
18. 2026-04-28
    historical $995
19. 2026-03-13
    price $61,900 375-char remark

    Show marketing remark (375 chars)

    Super Opportunity and very affordable! Fully renovated and move in ready!! Refurbished hardwood floors throughout. Updated kitchen with new refrigerator, stove, microwave and ceramic tile counter tops, spacious bedrooms, updated bathroom, new lighting and fans, central heat and air, fully repainted inside and out, bonus room off the kitchen, large yard fenced in the back.

20. 2026-03-06
    listed $995
21. 2026-03-05
    listed $65,500 Active 375-char remark

    Show marketing remark (375 chars)

    Super Opportunity and very affordable! Fully renovated and move in ready!! Refurbished hardwood floors throughout. Updated kitchen with new refrigerator, stove, microwave and ceramic tile counter tops, spacious bedrooms, updated bathroom, new lighting and fans, central heat and air, fully repainted inside and out, bonus room off the kitchen, large yard fenced in the back.

22. 2023-10-26
    historical $850
23. 2023-08-17
    listed $850
24. 2023-08-13
    historical $850
25. 2023-08-04
    listed $850
26. 2022-06-20
    price $850
27. 2021-10-01
    historical
28. 2021-10-01
    historical
29. 2007-01-19
    soldstatus
30. 2006-11-17
    listed $27,000
31. 2004-07-19
    listed $45,000
32. 1998-10-09
    soldstatus
33. 1976-04-21
    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: $411 · $34/mo
• Projected year-2 tax: $489 · $41/mo
• Expected delta: +$78/yr (+$7/mo · 19.0%)

ⓘ 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: $13,270
• − Mortgage interest: −$3,467
• − Property taxes: −$411
• − Insurance: −$310
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$1,801
• Taxable income: $5,159
• Est. tax owed @ 24.0%: −$1,238
• After-tax cash flow: $4,630/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

+37.6% since first listed

17 events — show timeline

• 2026-04-29 Listed for Rent $995 TURBOTENANT
• 2026-04-28 Rental Removed $995 TURBOTENANT
• 2026-03-13 Price Changed $61,900 MLSU
• 2026-03-06 Listed for Rent $995 TURBOTENANT
• 2026-03-05 Listed $65,500 MLSU
• 2023-10-26 Rental Removed $850 TURBOTENANT
• 2023-08-17 Listed for Rent $850 TURBOTENANT
• 2023-08-13 Rental Removed $850 TURBOTENANT
• 2023-08-04 Listed for Rent $850 TURBOTENANT
• 2022-06-20 Price Changed $850 TURBOTENANT
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2007-01-19 Sold (Public Records) — Public Records
• 2006-11-17 Listed $27,000 MLSU
• 2004-07-19 Listed $45,000 MLSU
• 1998-10-09 Sold (Public Records) — Public Records
• 1976-04-21 Sold (Public Records) — Public Records

Property tax history

-5.6%/yr

Latest (2025): $411 · +1.5% YoY. Source: county tax records.