3539 Rainey Rd · Jackson, MS 39212

$71,000

3 bd · 1.5 ba · 1,254 sqft · SingleFamily public records · 91 Days on market

Built 1980 10,454 sqft lot $57/sqft · 5% below area Est $75k · 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.8/15.0
• 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

INVESTOR SPECIAL - A great add to your rental portfolio. Tenant occupied 3/1.5; cash flowing with tenant in place paying $800/mo. Do not disturb tenant. No interior showings. Being sold as-is.

Key facts

• 0.24 acre lot
• Parking
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).
• Recommended offer: $65k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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; 28 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $491 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,610 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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: 1.77% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.69%
• DSCR: 2.19
• GRM: 4.7

CMA / ARV

• ARV (median comp): $74,902
• List price: $71,000
• Delta: -5.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
622 Chelsea Dr	0.26mi	3/2.0	1,342 (+7%)	2mo	$115,000	$86	72
611 Chelsea Dr	0.31mi	3/1.5	1,118 (-11%)	1mo	$26,900	$24	67
983 Branch St	0.62mi	3/2.0	1,252 (-0%)	4mo	$60,000	$48	66
495 Chelsea Dr	0.45mi	3/2.0	1,340 (+7%)	2mo	$145,900	$109	64
702 Cooper Rd	0.63mi	3/1.0	1,241 (-1%)	4mo	$91,000	$73	64
786 Hunter Ln	0.63mi	3/2.0	1,271 (+1%)	4mo	$130,000	$102	63
3333 Rosemary Ave	0.69mi	3/1.5	1,241 (-1%)	5mo	$63,000	$51	62
1026 Branch St	0.67mi	3/2.0	1,236 (-1%)	3mo	$55,000	$44	62
1010 Deryll St	0.44mi	3/2.0	1,143 (-9%)	3mo	$49,900	$44	61
605 Upper Darby Rd	0.37mi	3/2.0	1,442 (+15%)	3mo	$155,000	$107	53
1062 Westway St	0.59mi	3/1.5	1,066 (-15%)	2mo	$119,500	$112	46
3156 Woodview Dr	0.71mi	3/1.0	1,409 (+12%)	4mo	$65,000	$46	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: 22.1%
• Equity multiple: 1.92×
• Total profit: $18,283
• Equity at exit: $10,586

10-year hold

• IRR: 31.0%
• Equity multiple: 3.97×
• Total profit: $59,016
• Equity at exit: $6,139

Cash invested: $19,880 (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: $1,254 high
• Mortgage (P&I): −$372
• Tax from tax record: −$147 /mo · $1,762/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $442

Break-even live

Break-even rent $695

Max offer price $71,000

Occupancy floor 60%

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	13d	1	0.44mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	0.44mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	13d	1	0.46mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	0.48mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	43d	1	0.52mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	0.73mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	0.79mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	0.80mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	0.85mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	0.86mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	0.87mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	0.89mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	0.95mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	1.00mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	1.00mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	1.10mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	1.10mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	1.10mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	43d	1	1.13mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.17mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	1.17mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	1.18mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	1.19mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	1.21mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	13d	1	1.23mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	21d	1	1.27mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	13d	1	1.43mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	1.45mi

Listing history 37 events

1. 2026-06-18
   days on market $71,000 Active 91 DOM
2. 2026-06-17
   price $71,000 Active 90 DOM
3. 2026-06-17
   price $55,000 Active 90 DOM
4. 2026-06-17
   days on market $71,000 Active 90 DOM
5. 2026-06-16
   days on market $71,000 Active 89 DOM
6. 2026-06-15
   days on market $71,000 Active 88 DOM
7. 2026-06-14
   days on market $71,000 Active 86 DOM
8. 2026-06-13
   days on market $71,000 Active 85 DOM
9. 2026-06-10
   days on market $71,000 Active 83 DOM
10. 2026-06-09
    days on market $71,000 Active 82 DOM
11. 2026-06-08
    days on market $71,000 Active 81 DOM
12. 2026-06-07
    days on market $71,000 Active 80 DOM
13. 2026-06-05
    days on market $71,000 Active 77 DOM
14. 2026-06-03
    days on market $71,000 Active 76 DOM
15. 2026-06-02
    days on market $71,000 Active 75 DOM
16. 2026-06-01
    days on market $71,000 Active 74 DOM
17. 2026-05-31
    days on market $71,000 Active 73 DOM
18. 2026-05-30
    days on market $71,000 Active 72 DOM
19. 2026-04-14
    status Active 192-char remark

    Show marketing remark (192 chars)

    INVESTOR SPECIAL - A great add to your rental portfolio. Tenant occupied 3/1.5; cash flowing with tenant in place paying $800/mo. Do not disturb tenant. No interior showings. Being sold as-is.

20. 2026-04-09
    status Pending 192-char remark

    Show marketing remark (192 chars)

    INVESTOR SPECIAL - A great add to your rental portfolio. Tenant occupied 3/1.5; cash flowing with tenant in place paying $800/mo. Do not disturb tenant. No interior showings. Being sold as-is.

21. 2026-03-14
    listed $71,000 Active 192-char remark

    Show marketing remark (192 chars)

    INVESTOR SPECIAL - A great add to your rental portfolio. Tenant occupied 3/1.5; cash flowing with tenant in place paying $800/mo. Do not disturb tenant. No interior showings. Being sold as-is.

22. 2024-10-01
    soldstatus Closed 243-char remark

    Show marketing remark (243 chars)

    Introducing a cozy retreat in Jackson, —a delightful single-family home spanning 1254 square feet. Built in 1980. Don't miss the opportunity to make this inviting property your own—schedule a viewing today! Seller finance available

23. 2024-09-25
    soldstatus
24. 2024-09-11
    status Pending 243-char remark

    Show marketing remark (243 chars)

    Introducing a cozy retreat in Jackson, —a delightful single-family home spanning 1254 square feet. Built in 1980. Don't miss the opportunity to make this inviting property your own—schedule a viewing today! Seller finance available

25. 2024-09-03
    price $19,000 243-char remark

    Show marketing remark (243 chars)

    Introducing a cozy retreat in Jackson, —a delightful single-family home spanning 1254 square feet. Built in 1980. Don't miss the opportunity to make this inviting property your own—schedule a viewing today! Seller finance available

26. 2024-08-02
    price $28,000 243-char remark

    Show marketing remark (243 chars)

    Introducing a cozy retreat in Jackson, —a delightful single-family home spanning 1254 square feet. Built in 1980. Don't miss the opportunity to make this inviting property your own—schedule a viewing today! Seller finance available

27. 2024-07-10
    price $35,000 243-char remark

    Show marketing remark (243 chars)

    Introducing a cozy retreat in Jackson, —a delightful single-family home spanning 1254 square feet. Built in 1980. Don't miss the opportunity to make this inviting property your own—schedule a viewing today! Seller finance available

28. 2024-06-21
    price $45,000 243-char remark

    Show marketing remark (243 chars)

    Introducing a cozy retreat in Jackson, —a delightful single-family home spanning 1254 square feet. Built in 1980. Don't miss the opportunity to make this inviting property your own—schedule a viewing today! Seller finance available

29. 2024-06-10
    status Active 243-char remark

    Show marketing remark (243 chars)

    Introducing a cozy retreat in Jackson, —a delightful single-family home spanning 1254 square feet. Built in 1980. Don't miss the opportunity to make this inviting property your own—schedule a viewing today! Seller finance available

30. 2024-05-31
    status Pending 243-char remark

    Show marketing remark (243 chars)

    Introducing a cozy retreat in Jackson, —a delightful single-family home spanning 1254 square feet. Built in 1980. Don't miss the opportunity to make this inviting property your own—schedule a viewing today! Seller finance available

31. 2024-05-03
    listed $55,000 Active 243-char remark

    Show marketing remark (243 chars)

    Introducing a cozy retreat in Jackson, —a delightful single-family home spanning 1254 square feet. Built in 1980. Don't miss the opportunity to make this inviting property your own—schedule a viewing today! Seller finance available

32. 2021-10-16
    soldstatus
33. 2019-10-31
    soldstatus
34. 2005-08-12
    soldstatus
35. 1999-03-02
    soldstatus
36. 1996-02-25
    soldstatus
37. 1994-12-30
    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: $1,762 · $147/mo
• Projected year-2 tax: $1,762 · $147/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 · 19 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: $15,051
• − Mortgage interest: −$3,977
• − Property taxes: −$1,762
• − Insurance: −$355
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$2,065
• Taxable income: $4,484
• Est. tax owed @ 24.0%: −$1,076
• After-tax cash flow: $4,230/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

+29.1% since first listed

19 events — show timeline

• 2026-04-14 Relisted — MLSU
• 2026-04-09 Pending — MLSU
• 2026-03-14 Listed $71,000 MLSU
• 2024-10-01 Sold (MLS) — MLSU
• 2024-09-25 Sold (Public Records) — Public Records
• 2024-09-11 Pending — MLSU
• 2024-09-03 Price Changed $19,000 MLSU
• 2024-08-02 Price Changed $28,000 MLSU
• 2024-07-10 Price Changed $35,000 MLSU
• 2024-06-21 Price Changed $45,000 MLSU
• 2024-06-10 Relisted — MLSU
• 2024-05-31 Pending — MLSU
• 2024-05-03 Listed $55,000 MLSU
• 2021-10-16 Sold (Public Records) — Public Records
• 2019-10-31 Sold (Public Records) — Public Records
• 2005-08-12 Sold (Public Records) — Public Records
• 1999-03-02 Sold (Public Records) — Public Records
• 1996-02-25 Sold (Public Records) — Public Records
• 1994-12-30 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,762 · +3.2% YoY. Source: county tax records.