110 Cherry Hill Dr · Jackson, MS 39212

$114,900

5 bd · 2.0 ba · 2,190 sqft · SingleFamily public records · 16 Days on market

Built 1969 0.30 ac lot Est $123k · 6% under

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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
• ARV discount +10.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

INVESTOR OPPORTUNITY - TURN KEY CASH-FLOWING 5-BEDROOM RENTAL WITH LONG-TERM TENANT IN PLACE! Motivated seller offering this income-producing investment property featuring 5 bedrooms, 2 bathrooms, and approximately 2,190 square feet of heated and cooled living space according to tax records. The property is currently leased at $1,393.20 per month through a government rental assistance program, providing reliable rental income with a long-term tenant who has occupied the home for approximately six years and desires to remain in place. This property was extensively remodeled in July 2021 and includes a refrigerator, stove, washer, and dryer. Additional improvements include a new HVAC condens

Key facts

• Income producing
• New hvac condenser
• Adt security system

Tags

• TURN KEY
• INCOME PRODUCING
• EXTENSIVELY REMODELED
• NEW HVAC CONDENSER
• ADT SECURITY SYSTEM

Property features AI

Exterior

• Parking: 1-car carport; Driveway
• Security: Security system
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; House; One level
• Construction: Brick and siding exterior; Slab foundation; Built (year per public records)
• Exterior features: Asphalt shingle roof; Public sewer; Public water; Electricity connected

Interior

• Kitchen: Oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Security system
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% 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: 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: Key Elementary School (math 12% / reading 12%, grade F, #308 of 375 statewide, top 83%, 199 students, 100% FRL); Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 students, 100% FRL); Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 38% of the median local income ($51k/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 $794 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.39% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.54%
• DSCR: 1.87
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $122,640
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2942 Barwood Dr	0.57mi	4/2.0 (-1)	2,014 (-8%)	4mo	$31,500	$16	52
118 W Leavell Woods Dr	0.60mi	4/3.0 (-1)	2,118 (-3%)	17mo	$117,900	$56	44

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: 12.9%
• Equity multiple: 1.52×
• Total profit: $16,733
• Equity at exit: $17,132

10-year hold

• IRR: 22.7%
• Equity multiple: 3.05×
• Total profit: $65,908
• Equity at exit: $9,934

Cash invested: $32,172 (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: $1,598 high
• Mortgage (P&I): −$603
• Tax from tax record: −$88 /mo · $1,056/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $524

Break-even live

Break-even rent $935

Max offer price $114,900

Occupancy floor 62%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	14d	1	1.02mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	14d	1	1.13mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	1.33mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	1.33mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	14d	1	1.34mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	14d	1	1.43mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	44d	1	1.43mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	1.44mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	1.48mi

Listing history 13 events

1. 2026-06-18
   days on market $114,900 Active 16 DOM
2. 2026-06-17
   days on market $114,900 Active 15 DOM
3. 2026-06-16
   days on market $114,900 Active 14 DOM
4. 2026-06-15
   days on market $114,900 Active 13 DOM
5. 2026-06-14
   days on market $114,900 Active 11 DOM
6. 2026-06-13
   days on market $114,900 Active 10 DOM
7. 2026-06-10
   days on market $114,900 Active 8 DOM
8. 2026-06-09
   days on market $114,900 Active 7 DOM
9. 2026-06-08
   days on market $114,900 Active 6 DOM
10. 2026-06-07
    days on market $114,900 Active 5 DOM
11. 2026-06-05
    days on market $114,900 Active 2 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $114,900 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: $1,056 · $88/mo
• Projected year-2 tax: $1,056 · $88/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 · 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: $19,172
• − Mortgage interest: −$6,436
• − Property taxes: −$1,056
• − Insurance: −$574
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$3,343
• Taxable income: $4,696
• Est. tax owed @ 24.0%: −$1,127
• After-tax cash flow: $5,158/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

+25.6% since first listed

16 events — show timeline

• 2026-06-03 Listed $114,900 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2015-04-09 Sold (Public Records) — Public Records
• 2014-11-14 Sold (MLS) — MLSU
• 2014-10-14 Listed $24,000 MLSU
• 2014-08-26 Listing Removed — MLSU
• 2013-09-05 Listed $30,000 MLSU
• 2012-07-03 Listed $68,000 MLSU
• 2010-07-24 Listed $68,225 MLSU
• 2008-05-04 Sold (Public Records) — Public Records
• 2007-07-25 Listed $91,500 MLSU
• 2007-07-19 Sold (Public Records) — Public Records
• 1991-01-10 Sold (Public Records) — Public Records
• 1980-11-10 Sold (Public Records) — Public Records

Property tax history

-3.8%/yr

Latest (2025): $1,056 · +3.3% YoY. Source: county tax records.