1861 Shamrock Dr · Jackson, MS 39204

$50,000

3 bd · 2.0 ba · 1,480 sqft · SingleFamily public records · 251 Days on market

Built 1954 0.29 ac lot $34/sqft · 38% above area Est $36k · 38% over ↓ 9% since listing

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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 +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
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

INVESTOR SPECIAL! This is a great investment property to add to your investment portfolio. Tenant occupied and currently rented for $976. Do not disturb tenant. Internal inspection contingent upon contract being accepted. Property is being sold As-Is.

Key facts

• 0.29 acre lot
• Parking
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.0% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,225/mo this rent would consume 49% 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 $5k of equity ($346 loan paydown + $5k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.45% ✓
• Cap rate: 20.01%
• Cash-on-cash: 49.00%
• DSCR: 3.18
• GRM: 3.4

CMA / ARV

• ARV (median comp): $36,290
• List price: $50,000
• Delta: 37.78%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1939 Shamrock Dr	0.08mi	4/2.0 (+1)	1,554 (+5%)	7mo	$45,000	$29	77
1941 Catalina Dr	0.39mi	3/1.5	1,458 (-2%)	1mo	$85,000	$58	77
1945 Camellia Ln	0.35mi	3/2.0	1,525 (+3%)	5mo	$62,900	$41	75
2261 Paden St	0.42mi	3/2.0	1,369 (-8%)	3mo	$70,000	$51	66
290 Marla Ave	0.59mi	3/2.0	1,502 (+2%)	5mo	$90,000	$60	66
2005 Oakhurst Dr	0.55mi	3/2.0	1,433 (-3%)	4mo	$52,500	$37	65
2081 Shady Lane Dr	0.56mi	3/2.0	1,420 (-4%)	4mo	$12,000	$8	64
1746 Casteel Dr	0.51mi	3/2.0	1,376 (-7%)	1mo	$65,000	$47	64
837 Combs St	0.57mi	4/2.0 (+1)	1,408 (-5%)	1mo	$15,500	$11	60
263 Shady Cir	0.58mi	3/2.0	1,574 (+6%)	5mo	$55,000	$35	58
2112 Paden St	0.27mi	3/1.0	1,259 (-15%)	1mo	$35,000	$28	58
335 Cummins St	0.67mi	4/2.0 (+1)	1,286 (-13%)	5mo	$89,000	$69	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: 66.8%
• Equity multiple: 6.01×
• Total profit: $70,168
• Equity at exit: $45,044

10-year hold

• IRR: 62.5%
• Equity multiple: 14.87×
• Total profit: $194,141
• Equity at exit: $97,139

Cash invested: $14,000 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,225 high
• Mortgage (P&I): −$262
• Tax from tax record: −$113 /mo · $1,360/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $572

Break-even live

Break-even rent $502

Max offer price $50,000

Occupancy floor 48%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	13d	1	0.07mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	13d	1	0.52mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	23d	1	0.59mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	0.64mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.83mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	13d	1	0.83mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	0.88mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	23d	1	1.02mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	43d	18	1.07mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	1.12mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	1.18mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	1.18mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	1.22mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	13d	1	1.22mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	1.26mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	1.26mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	1.27mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	1.28mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	1.31mi

Listing history 16 events

1. 2026-06-08
   status $50,000 Pending 251 DOM
2. 2026-06-07
   days on market $50,000 Active 251 DOM
3. 2026-06-05
   days on market $50,000 Active 248 DOM
4. 2026-06-03
   days on market $50,000 Active 247 DOM
5. 2026-06-02
   days on market $50,000 Active 246 DOM
6. 2026-06-01
   days on market $50,000 Active 245 DOM
7. 2026-05-31
   days on market $50,000 Active 244 DOM
8. 2026-05-30
   days on market $50,000 Active 243 DOM
9. 2025-12-31
   status Active 254-char remark

   Show marketing remark (254 chars)

   INVESTOR SPECIAL! This is a great investment property to add to your investment portfolio. Tenant occupied and currently rented for $976. Do not disturb tenant. Internal inspection contingent upon contract being accepted. Property is being sold As-Is.

10. 2025-12-18
    status Pending 254-char remark

    Show marketing remark (254 chars)

    INVESTOR SPECIAL! This is a great investment property to add to your investment portfolio. Tenant occupied and currently rented for $976. Do not disturb tenant. Internal inspection contingent upon contract being accepted. Property is being sold As-Is.

11. 2025-12-11
    price $50,000 254-char remark

    Show marketing remark (254 chars)

    INVESTOR SPECIAL! This is a great investment property to add to your investment portfolio. Tenant occupied and currently rented for $976. Do not disturb tenant. Internal inspection contingent upon contract being accepted. Property is being sold As-Is.

12. 2025-09-16
    listed $55,000 Active 254-char remark

    Show marketing remark (254 chars)

    INVESTOR SPECIAL! This is a great investment property to add to your investment portfolio. Tenant occupied and currently rented for $976. Do not disturb tenant. Internal inspection contingent upon contract being accepted. Property is being sold As-Is.

13. 2011-10-03
    soldstatus
14. 1999-07-30
    soldstatus
15. 1986-11-13
    soldstatus
16. 1985-10-18
    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: $1,360 · $113/mo
• Projected year-2 tax: $1,360 · $113/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 · 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: $14,704
• − Mortgage interest: −$2,801
• − Property taxes: −$1,360
• − Insurance: −$250
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$1,455
• Taxable income: $6,487
• Est. tax owed @ 24.0%: −$1,557
• After-tax cash flow: $5,303/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

-9.1% since first listed

8 events — show timeline

• 2025-12-31 Relisted — MLSU
• 2025-12-18 Pending — MLSU
• 2025-12-11 Price Changed $50,000 MLSU
• 2025-09-16 Listed $55,000 MLSU
• 2011-10-03 Sold (Public Records) — Public Records
• 1999-07-30 Sold (Public Records) — Public Records
• 1986-11-13 Sold (Public Records) — Public Records
• 1985-10-18 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,360 · +2.4% YoY. Source: county tax records.