6507 Lake Forest Dr · Jackson, MS 39213

$98,000

3 bd · 1.5 ba · 1,204 sqft · SingleFamily public records · 14 Days on market

Built 1980 7,405 sqft lot Est $87k · 13% over

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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 +29.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Schools +1.1/10.0

Listing remarks MLS

Nice three bedroom, one and half bathroom home that has been completely remodeled with NO CARPET. Updates include, vinyl plank flooring, granite counters, new paint, new fixtures, and so much more! All bedrooms are spacious. Primary bedroom has a half bath. This would make a great investor property too. Convenient to schools, shopping and interstates. Call your favorite agent today and set up an appointment to view! MOVE-IN READY

Key facts

• 7,405 sq ft lot
• Parking
• Built 1980

Property features AI

Exterior

• Parking: Carport (1 space); Driveway parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence (house); One level; Updated/remodeled
• Construction: Brick and siding construction; Brick/mortar and slab foundation; Built (year from public records)
• Exterior features: Asphalt shingle roof; Lot approximately 0.17 acres

Interior

• Kitchen: Refrigerator included
• Bathrooms: 1 full bathroom; 1 half bathroom (total 1.5 bathrooms, 2 fixtures counted)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Granite counters; Exhaust fan

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).

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: North Jackson Elementary School (math 7% / reading 25%, grade F, #270 of 375 statewide, top 72%, 383 students, 100% FRL).
• Market conditions: 81 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,210/mo this rent would consume 49% of the median local household income ($30k/yr) (locally 1138% 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 $10k of equity ($678 loan paydown + $10k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: major wind risk, 78% 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 $98,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.23% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.61%
• DSCR: 1.65
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $86,688
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6659 Lake Forest Dr Dr	0.19mi	3/2.0	1,152 (-4%)	14mo	$83,000	$72	70
6690 Glen Ridge Dr	0.29mi	3/2.0	1,113 (-8%)	5mo	$76,500	$69	68

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: 35.1%
• Equity multiple: 3.72×
• Total profit: $74,639
• Equity at exit: $88,286

10-year hold

• IRR: 30.2%
• Equity multiple: 8.40×
• Total profit: $203,032
• Equity at exit: $190,392

Cash invested: $27,440 (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 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $334

Break-even live

Break-even rent $787

Max offer price $98,000

Occupancy floor 67%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
963 Pine Lake Dr Jackson, MS	3.0	1.5	1196	$1,050	$0.88	43d	1	0.91mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	43d	1	1.20mi

Listing history 11 events

1. 2026-06-15
   days on market $98,000 Active 14 DOM
2. 2026-06-14
   days on market $98,000 Active 12 DOM
3. 2026-06-13
   days on market $98,000 Active 11 DOM
4. 2026-06-10
   days on market $98,000 Active 9 DOM
5. 2026-06-09
   days on market $98,000 Active 8 DOM
6. 2026-06-08
   days on market $98,000 Active 7 DOM
7. 2026-06-07
   days on market $98,000 Active 6 DOM
8. 2026-06-05
   days on market $98,000 Active 3 DOM
9. 2026-06-03
   days on market $98,000 Active 2 DOM
10. 2026-06-02
    remarks 669-char remark
11. 2026-06-02
    listed $98,000 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: $803 · $67/mo
• Projected year-2 tax: $803 · $67/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,519
• − Mortgage interest: −$5,490
• − Property taxes: −$803
• − Insurance: −$490
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$2,851
• Taxable income: $2,562
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $3,395/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): 18,691
• Household income: $29,541
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1138.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 0% · 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: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+345.5% since first listed

10 events — show timeline

• 2026-06-01 Listed $98,000 MLSU
• 2023-11-16 Sold (MLS) — MLSU
• 2023-11-07 Sold (Public Records) — Public Records
• 2023-11-02 Pending — MLSU
• 2023-10-28 Price Changed $95,000 MLSU
• 2023-10-20 Listed $120,000 MLSU
• 2009-05-06 Sold (Public Records) — Public Records
• 2009-01-23 Sold (MLS) — MLSU
• 2008-12-24 Listed $22,000 MLSU
• 1980-07-11 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $803 · +2.0% YoY. Source: county tax records.