1525 Kristen Dr · Jackson, MS 39211

$234,900

4 bd · 3.0 ba · 2,350 sqft · SingleFamily public records · 36 Days on market

Built 1986 0.28 ac lot $100/sqft · 12% below area Est $270k · 13% under

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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 +21.5/30.0
• ARV discount +13.4/15.0
• DSCR +6.9/10.0
• 1% rule +5.0/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful Curb Appeal home with 4 Bedrooms, 2 Baths - SPLIT PLAN!! As you enter the foyer, welcomed by brick flooring, leading into a cozy den featuring a fireplace and a built-in cabinet. The kitchen features ceramic flooring, a nice eat-in area, and a well appointed bar for stools for casual dining. Spacious primary bedroom with a large bath, oversized closet, and direct access to the laundry room. Charming screened porch with classic brick flooring, leading to a spacious patio - perfect for outdoor enjoyment. Loaded with extras, including a NEW ROOF and plantation shutters.

Key facts

• Ceramic flooring
• Eat-in area
• Cozy den

Tags

• BRICK FLOORING
• COZY DEN
• FIREPLACE
• BUILT-IN CABINET
• CERAMIC FLOORING
• EAT-IN AREA

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.

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 (+7.9%/yr); 221 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 7.9% rent growth), your $66k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $227,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 8.3

CMA / ARV

• ARV (median comp): $270,136
• List price: $234,900
• Delta: -13.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Pear Orchard Park	0.25mi	4/3.0	2,313 (-2%)	1mo	$280,000	$121	85
1630 Plantation Blvd	0.34mi	4/2.0	2,378 (+1%)	1mo	$239,000	$101	77
1707 Plantation Boulevard Blvd	0.41mi	4/2.0	2,385 (+2%)	10mo	$258,900	$109	67
1 Village Green Cir	0.55mi	3/2.5 (-1)	2,343 (-0%)	9mo	$194,000	$83	59
5822 Lake Trace Cir	0.50mi	4/2.0	2,478 (+5%)	7mo	$260,000	$105	57
1450 Springdale Dr	0.71mi	4/3.0	2,282 (-3%)	8mo	$205,000	$90	56
1431 Tracewood Dr	0.21mi	3/2.0 (-1)	2,009 (-14%)	2mo	$229,900	$114	55
1163 Ferncrest Dr	0.74mi	5/3.0 (+1)	2,360 (+0%)	7mo	$154,900	$66	54
9 Autumn Hill Cv	0.69mi	3/2.5 (-1)	2,466 (+5%)	7mo	$315,000	$128	47
5984 Libby Ln	0.43mi	3/2.0 (-1)	2,041 (-13%)	6mo	$245,000	$120	44
5846 Baxter Dr	0.67mi	3/2.0 (-1)	2,027 (-14%)	5mo	$254,500	$126	33
5807 S Pear Orchard Rd	0.73mi	4/2.0	2,000 (-15%)	7mo	$217,000	$109	32

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 · 7.9% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-3,529
• Equity at exit: $35,024

10-year hold

• IRR: 12.8%
• Equity multiple: 2.23×
• Total profit: $80,992
• Equity at exit: $20,310

Cash invested: $65,772 (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 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,357 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$181 /mo · $2,175/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $351

Break-even live

Break-even rent $1,913

Max offer price $234,900

Occupancy floor 80%

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Moss Forest Cir Jackson, MS	4.0	3.0	2624	$3,000	$1.14	13d	1	0.50mi
2009 Lake Trace Dr Jackson, MS	4.0	2.0	2028	$1,950	$0.96	13d	1	0.56mi
6231 Waterford Dr Jackson, MS	4.0	3.5	2892	$2,200	$0.76	23d	1	0.61mi
117 Rolling Creek Dr Jackson, MS	4.0	2.5	2459	$2,700	$1.10	23d	1	0.89mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	2401	$1,675	$0.70	13d	1	1.08mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	1955	$1,675	$0.86	23d	1	1.08mi

Listing history 15 events

1. 2026-06-13
   statusdays on market $234,900 Pending 36 DOM
2. 2026-06-10
   pricedays on market $234,900 Active 34 DOM
3. 2026-06-09
   days on market $258,500 Active 33 DOM
4. 2026-06-08
   days on market $258,500 Active 32 DOM
5. 2026-06-07
   days on market $258,500 Active 31 DOM
6. 2026-06-05
   days on market $258,500 Active 28 DOM
7. 2026-06-03
   days on market $258,500 Active 27 DOM
8. 2026-06-02
   days on market $258,500 Active 26 DOM
9. 2026-06-01
   days on market $258,500 Active 25 DOM
10. 2026-05-31
    days on market $258,500 Active 24 DOM
11. 2026-05-30
    days on market $258,500 Active 23 DOM
12. 2026-05-05
    status Pending 583-char remark

    Show marketing remark (583 chars)

    Wonderful Curb Appeal home with 4 Bedrooms, 2 Baths - SPLIT PLAN!! As you enter the foyer, welcomed by brick flooring, leading into a cozy den featuring a fireplace and a built-in cabinet. The kitchen features ceramic flooring, a nice eat-in area, and a well appointed bar for stools for casual dining. Spacious primary bedroom with a large bath, oversized closet, and direct access to the laundry room. Charming screened porch with classic brick flooring, leading to a spacious patio - perfect for outdoor enjoyment. Loaded with extras, including a NEW ROOF and plantation shutters.

13. 2026-04-20
    listed $258,500 Active 583-char remark

    Show marketing remark (583 chars)

    Wonderful Curb Appeal home with 4 Bedrooms, 2 Baths - SPLIT PLAN!! As you enter the foyer, welcomed by brick flooring, leading into a cozy den featuring a fireplace and a built-in cabinet. The kitchen features ceramic flooring, a nice eat-in area, and a well appointed bar for stools for casual dining. Spacious primary bedroom with a large bath, oversized closet, and direct access to the laundry room. Charming screened porch with classic brick flooring, leading to a spacious patio - perfect for outdoor enjoyment. Loaded with extras, including a NEW ROOF and plantation shutters.

14. 1987-12-10
    soldstatus
15. 1984-06-21
    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: $2,175 · $181/mo
• Projected year-2 tax: $2,175 · $181/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 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,287
• − Mortgage interest: −$13,158
• − Property taxes: −$2,175
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − Depreciation: −$6,833
• Taxable income: $420
• Est. tax owed @ 24.0%: −$101
• After-tax cash flow: $4,114/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): 23,838
• Household income: $69,426
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 736.0

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: Majority Black (59%)
• Race & ethnicity: Black 59% White 36% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

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: ▼ -135.99%
• Current HPI: 145.5192
• Rent YoY: ▲ 7.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-05-05 Pending — MLSU
• 2026-04-20 Listed $258,500 MLSU
• 1987-12-10 Sold (Public Records) — Public Records
• 1984-06-21 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,175 · +5.9% YoY. Source: county tax records.