626 David Cv · Jackson, MS 39212

$90,000

3 bd · 2.0 ba · 1,107 sqft · SingleFamily public records · 93 Days on market

Built 1992 0.30 ac lot $81/sqft · 24% below area Est $118k · 24% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bed, 2-bath property, located at McCluer Road Estates, offers a livable space of approximately 1,107 square feet, situated on a 0.3-acre lot. The single-story home features a fireplace, an attached carport, and updated flooring. With easy access to local amenities like schools and shops, this property presents a good opportunity for peaceful living without losing convenience.

Key facts

• Attached carport
• Updated flooring
• Fireplace

Tags

• FIREPLACE
• ATTACHED CARPORT
• UPDATED FLOORING
• EASY ACCESS TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% 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 (+4.2%/yr); 302 active listings in the ZIP; 16 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.40% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.56%
• DSCR: 1.83
• GRM: 6.0

CMA / ARV

• ARV (median comp): $118,115
• List price: $90,000
• Delta: -23.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
628 David Cv	0.01mi	3/2.0	1,153 (+4%)	13mo	$139,900	$121	82
611 Chelsea Dr	0.49mi	3/1.5	1,118 (+1%)	1mo	$26,900	$24	73
631 Edward Cv	0.10mi	2/2.0 (-1)	1,150 (+4%)	19mo	$96,000	$83	68
625 David Cv	0.03mi	2/2.0 (-1)	1,200 (+8%)	17mo	$120,000	$100	65
786 Hunter Ln	0.28mi	3/2.0	1,271 (+15%)	4mo	$130,000	$102	59
513 Mccluer Rd	0.34mi	3/2.0	1,180 (+7%)	18mo	$159,900	$136	58
623 Edward Cv	0.09mi	3/2.0	1,247 (+13%)	23mo	$131,900	$106	56
637 Chelsea Dr	0.48mi	3/2.0	1,230 (+11%)	11mo	$60,000	$49	50
645 Upper Darby Rd	0.41mi	3/2.0	1,212 (+10%)	24mo	$24,900	$21	45
3655 Rainey Rd	0.38mi	3/1.0	1,247 (+13%)	18mo	$19,800	$16	43
508 Forest Lake Cir	0.31mi	2/2.0 (-1)	1,256 (+14%)	19mo	$115,000	$92	42

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: 11.7%
• Equity multiple: 1.47×
• Total profit: $11,820
• Equity at exit: $13,419

10-year hold

• IRR: 21.6%
• Equity multiple: 2.94×
• Total profit: $48,905
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$472
• Tax from tax record: −$93 /mo · $1,113/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $390

Break-even live

Break-even rent $762

Max offer price $90,000

Occupancy floor 64%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	0.98mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	21d	1	1.06mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	1.10mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	1.12mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	13d	1	1.12mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	13d	1	1.12mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	1.14mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	43d	1	1.15mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	1.17mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	1.39mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	1.40mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	1.40mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.43mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	13d	1	1.45mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	1.47mi
230 Savanna St Jackson, MS	2.0	1.0	782	$795	$1.02	43d	1	1.48mi

Listing history 26 events

1. 2026-06-18
   days on market $90,000 Active 93 DOM
2. 2026-06-17
   days on market $90,000 Active 92 DOM
3. 2026-06-16
   days on market $90,000 Active 91 DOM
4. 2026-06-15
   days on market $90,000 Active 90 DOM
5. 2026-06-14
   days on market $90,000 Active 88 DOM
6. 2026-06-13
   days on market $90,000 Active 87 DOM
7. 2026-06-10
   days on market $90,000 Active 85 DOM
8. 2026-06-09
   days on market $90,000 Active 84 DOM
9. 2026-06-08
   days on market $90,000 Active 83 DOM
10. 2026-06-07
    days on market $90,000 Active 82 DOM
11. 2026-06-05
    days on market $90,000 Active 79 DOM
12. 2026-06-03
    days on market $90,000 Active 78 DOM
13. 2026-06-02
    days on market $90,000 Active 77 DOM
14. 2026-06-01
    days on market $90,000 Active 76 DOM
15. 2026-05-31
    days on market $90,000 Active 75 DOM
16. 2026-05-30
    days on market $90,000 Active 74 DOM
17. 2026-04-20
    price $95,000 385-char remark

    Show marketing remark (385 chars)

    This 3-bed, 2-bath property, located at McCluer Road Estates, offers a livable space of approximately 1,107 square feet, situated on a 0.3-acre lot. The single-story home features a fireplace, an attached carport, and updated flooring. With easy access to local amenities like schools and shops, this property presents a good opportunity for peaceful living without losing convenience.

18. 2026-03-17
    listed $100,000 Active 385-char remark

    Show marketing remark (385 chars)

    This 3-bed, 2-bath property, located at McCluer Road Estates, offers a livable space of approximately 1,107 square feet, situated on a 0.3-acre lot. The single-story home features a fireplace, an attached carport, and updated flooring. With easy access to local amenities like schools and shops, this property presents a good opportunity for peaceful living without losing convenience.

19. 2021-05-07
    soldstatus 136-char remark

    Show marketing remark (136 chars)

    Excellent starter home located in very quiet neighborhood in South Jackson. New floors, new appliances, fresh paint, new light fixtures.

20. 2021-05-07
    soldstatus

    Show marketing remark (136 chars)

    Excellent starter home located in very quiet neighborhood in South Jackson. New floors, new appliances, fresh paint, new light fixtures.

21. 2020-11-22
    listed $89,850 136-char remark

    Show marketing remark (136 chars)

    Excellent starter home located in very quiet neighborhood in South Jackson. New floors, new appliances, fresh paint, new light fixtures.

22. 2020-09-11
    soldstatus
23. 2020-09-10
    soldstatus
24. 2020-07-01
    listed $49,000
25. 1999-04-30
    soldstatus
26. 1993-10-28
    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: $1,113 · $93/mo
• Projected year-2 tax: $1,113 · $93/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 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: $15,068
• − Mortgage interest: −$5,041
• − Property taxes: −$1,113
• − Insurance: −$450
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$2,618
• Taxable income: $3,435
• Est. tax owed @ 24.0%: −$824
• After-tax cash flow: $3,853/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

+93.9% since first listed

10 events — show timeline

• 2026-04-20 Price Changed $95,000 MLSU
• 2026-03-17 Listed $100,000 MLSU
• 2021-05-07 Sold (Public Records) — Public Records
• 2021-05-07 Sold (MLS) — MLSU
• 2020-11-22 Listed $89,850 MLSU
• 2020-09-11 Sold (MLS) — MLSU
• 2020-09-10 Sold (Public Records) — Public Records
• 2020-07-01 Listed $49,000 MLSU
• 1999-04-30 Sold (Public Records) — Public Records
• 1993-10-28 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,113 · +4.1% YoY. Source: county tax records.