Property ID: 8066625476
264 Shady Cir, Jackson, MS, 39204
Jackson, MS
Money Down: $22,776
CoC Return: -10.51%
Monthly Cash Flow: $-199
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$18,980
Closing Costs
$3,796
Total Down
$22,776
Investment Snapshot
Purchase Price
$94,900
Money Down
$22,776
Cash-on-Cash Return
-10.51%
Rent
$564
Monthly Cash Flow
$-199
Annual Cash Flow
$-2,394
Debt Service / Mo
$505
Property Tax / Mo
$147
Insurance / Mo
$55
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$564
Payment Standard
$890
Rent
$564
Insurance
$55
Property Tax
$147
Management
$56
Utilities Allowance
$326
NOI (Monthly)
$306
Debt Service
$505
Cash Flow After Debt
$-199
Quality Score: 70.30%
Confidence: 94.00%
Overall this 2 bed / 2 bath single-family appears mostly turn-key with cosmetic updates and a sound exterior/roof. The unit would likely pass an initial HCV/NSPIRE inspection after addressing a short list of items: install/confirm cooking appliance (range), verify/repair missing cabinet drawers, confirm functioning HVAC and water heater, install/confirm smoke and carbon monoxide detectors and GFCI protection where required, and ensure entry door has secure deadbolt. No major structural, water intrusion, or electrical hazard is visible in photos, so repair scope is moderate and the property should be rentable within 2–6 weeks provided systems are confirmed operational and the minor punch-list items are completed.
Section 8 Payment Standard
$890
Utility Allowance Total
$326
Guaranteed Section 8 Rent (PS - Utilities)
$564
Property Management
$56
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$94,900
Beds
2
Baths
2
Living Area
2,025 sqft
Lot Size
15,682 sqft
Year Built
1955
Days on Market
7
Capital Outlay
$22,776
Debt Service
$505
Property Tax / Mo
$147
Insurance / Mo
$55
Property Description
REO ID : A25008Z property is ''As-Is'' with no warranties. For more property details, programs offered, and electronic bidding visit
Utility Allowances
Air Conditioning
$10
Property has Central Air, which requires electricity.
Cooking
$9
Property has an oven/stove. While both natural gas and electricity are available, the specific fuel type is not mentioned. The more expensive 'Electric' option was chosen as per instructions.
Heating
$41
Property has central heating. While both natural gas and electricity are available, the specific fuel type is not mentioned. The more expensive 'Electric' option was chosen as per instructions.
Other Electric
$56
This is a standard allowance for miscellaneous electricity usage like lights, ceiling fans, and outlets in a home of this size.
Range/Microwave
$3
A microwave is not listed as a provided appliance, so the cost to run a tenant-owned one is included.
Refrigerator
$4
A refrigerator is not listed as a provided appliance, so the cost to run a tenant-owned one is included.
Sewer
$49
Property details explicitly state connection to a 'Public Sewer'.
Trash Collection
$37
Trash collection is a standard service for single-family homes and is assumed to be the tenant's responsibility.
Water
$93
Property details explicitly state the water source is 'Public'.
Water Heating
$24
Property has a water heater. While both natural gas and electricity are available, the fuel type is not specified. The more expensive 'Electric' option was chosen as per instructions.
Source References
Payment Standard Source
Effective Date:
Oct 01, 2025
Utility Allowance Source
Effective Date:
Dec 01, 2025
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$623
DP3 Annual Estimate$688
DP1 Monthly Equivalent$52
DP3 Monthly Equivalent$57
Replacement Value$47,230
Basis2,025 sqft / 1955
Nearby Houses
Photo unavailable
1916 Oakhurst Dr
sold · 0.03 mi
Price: $27,900
3 bd / 2 ba · 1,485 sqft
Latest sale: — on Mar 19, 2024
Latest rent: $1,300 on Mar 04, 2025
Photo unavailable
1919 Oakhurst Dr
sold · 0.03 mi
Price: $35,000
3 bd / 2 ba · 1,600 sqft
Latest sale: — on Jul 02, 2024
Latest rent: —
Photo unavailable
263 Shady Cir
sold · 0.04 mi
Price: $55,000
3 bd / 2 ba · 1,574 sqft
Latest sale: — on Jan 30, 2026
Latest rent: $1,200 on Oct 21, 2025
Photo unavailable
2005 Oakhurst Dr
for_sale · 0.04 mi
Price: $52,500
3 bd / 2 ba · 1,433 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1918 East Dr
off_market · 0.05 mi
Price: $35,000
3 bd / 2 ba · 944 sqft
Latest sale: — on Mar 04, 2016
Latest rent: $700 on Apr 03, 2025
Photo unavailable
290 Marla Ave
sold · 0.07 mi
Price: $90,000
3 bd / 2 ba · 1,502 sqft
Latest sale: — on Jan 09, 2026
Latest rent: —
Photo unavailable
260 Marla Ave
off_market · 0.08 mi
Price: $8,000
3 bd / 2 ba · 2,880 sqft
Latest sale: —
Latest rent: —
Photo unavailable
260 Marla Ave Lot 27
sold · 0.08 mi
Price: $4,000
— bd / — ba
Latest sale: —
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Central HVAC exists because floor registers and ceiling fans are present; operational status is unknown.
- Hot water system and electrical panel are present on the property but were not photographed; their condition is unverified.
- A smoke alarm is visible in the living area; there may not be a carbon monoxide alarm — presence not confirmed.
- Range/oven is missing (visible cutout in kitchen) and refrigerator not shown; listing is REO/as-is so appliances may not be included.
- Entry door hardware shows a knob; presence of a deadbolt is not visible and is assumed to be likely but must be confirmed.
- GFCI outlets in the kitchen/bath are not visible in photos and should be verified during inspection.
- No evidence of major roof leak, foundation movement, or mold was visible in photos; absence of photos of ceilings and crawlspace is noted.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,717 | $59,230 | $8,885 |
| 2023 | $1,709 | $59,230 | $8,885 |
| 2021 | $1,709 | $59,230 | $8,885 |
| 2020 | $1,687 | $58,800 | $8,820 |
| 2019 | $1,688 | $58,800 | $8,820 |
| 2018 | $1,669 | $58,800 | $8,820 |
| 2017 | $1,670 | $58,800 | $8,820 |
| 2016 | $1,626 | $58,800 | $8,820 |
| 2015 | $1,548 | $57,650 | $8,648 |
| 2014 | $1,546 | $57,650 | $8,648 |
| 2013 | $1,503 | $57,650 | $8,648 |
| 2012 | $1,503 | $57,650 | $8,648 |
| 2011 | $1,439 | $55,990 | $8,399 |
| 2010 | $1,430 | $55,990 | $8,399 |
| 2009 | $1,430 | $55,990 | $8,399 |
| 2008 | $725 | $47,430 | $4,743 |
| 2007 | $624 | $47,430 | $4,743 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-09 | Listed | $94,900 |
| 2014-08-14 | Listing removed | $65,000 |
| 2014-08-07 | Listed | $75,000 |
| 2013-12-05 | Listing removed | $75,000 |
| 2013-11-19 | Listed | $75,000 |
| 2011-08-16 | Listing removed | $55,000 |
| 2010-05-03 | Listed | $55,000 |
Photo Gallery
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{
"note": "Property details explicitly state the water source is 'Public'.",
"utility": "Water",
"allowance": 93
},
{
"note": "Property has a water heater. While both natural gas and electricity are available, the fuel type is not specified. The more expensive 'Electric' option was chosen as per instructions.",
"utility": "Water Heating",
"allowance": 24
}
],
"cash_on_cash_return": 0.19,
"down_payment_amount": 18980.0,
"property_tax_annual": 1768.51,
"property_tax_monthly": 147.38,
"property_tax_increase": 0.03,
"utility_allowance_total": 326.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://www.mrha6.org/section-8-current-participants/voucher-payment-standard-utility-allow/"
],
"effective_date": "2025-10-01"
},
"property_tax_history_year": 2024,
"annual_cash_flow_after_debt": -2393.98,
"property_management_monthly": 56.4,
"monthly_cash_flow_after_debt": -199.5,
"cash_on_cash_return_after_debt": -0.13
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this 2 bed / 2 bath single-family appears mostly turn-key with cosmetic updates and a sound exterior/roof. The unit would likely pass an initial HCV/NSPIRE inspection after addressing a short list of items: install/confirm cooking appliance (range), verify/repair missing cabinet drawers, confirm functioning HVAC and water heater, install/confirm smoke and carbon monoxide detectors and GFCI protection where required, and ensure entry door has secure deadbolt. No major structural, water intrusion, or electrical hazard is visible in photos, so repair scope is moderate and the property should be rentable within 2–6 weeks provided systems are confirmed operational and the minor punch-list items are completed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior appears recently updated cosmetically (fresh paint, new flooring/carpet, new fixtures). Visible minor deferred work: missing range/oven (large cutout in kitchen), some cabinet drawers/drawer fronts missing, one cabinet door ajar, countertop tile in bathroom is older but intact. No visible major water or structural damage inside. These are mostly easy-to-fix or capital items; missing range reduces score moderately."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 65.0,
"rationale": "Positive observations: living area shows a wall/ceiling mounted alarm (likely smoke detector), windows in bedrooms appear large enough for egress, no exposed wiring or obvious trip hazards in photos, toilets/sinks present. Uncertainties/risks: no clear photo of CO alarm (may be required if fuel appliances or attached carport), GFCI presence in kitchen/bath not visible, deadbolt on entry door not confirmed, electrical panel not shown. These unknowns create inspection risk though no immediate life-threatening hazards are visible."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 70.0,
"rationale": "Roof shingles look recently replaced or in good condition in exterior photos. Interior shows floor registers and ceiling fans (suggests central HVAC present) but HVAC unit and water heater not photographed so operational status is unknown. Plumbing fixtures (toilet, sinks, shower) are present. Electrical panel and full wiring condition not shown. Given absence of visible system failure but several critical system operation items unverified, assign moderate score."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Exterior paint and siding appear recently refreshed; foundation and brick skirt look intact with no visible major cracks. Driveway and carport are serviceable. Yard is bare and needs cleanup/landscaping; some trees/shrubbery are close to the structure (trim recommended). No visible standing water, major grading issues, or signs of infestation in provided photos."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Central HVAC exists because floor registers and ceiling fans are present; operational status is unknown.",
"Hot water system and electrical panel are present on the property but were not photographed; their condition is unverified.",
"A smoke alarm is visible in the living area; there may not be a carbon monoxide alarm — presence not confirmed.",
"Range/oven is missing (visible cutout in kitchen) and refrigerator not shown; listing is REO/as-is so appliances may not be included.",
"Entry door hardware shows a knob; presence of a deadbolt is not visible and is assumed to be likely but must be confirmed.",
"GFCI outlets in the kitchen/bath are not visible in photos and should be verified during inspection.",
"No evidence of major roof leak, foundation movement, or mold was visible in photos; absence of photos of ceilings and crawlspace is noted."
],
"overall_score": 72.0,
"rubric_version": "2026-02-hcv-nspire-v1"
},
{
"summary": "Overall this 2-bed, 2-bath single-family appears mostly renovated cosmetically and likely could pass an initial HCV/NSPIRE inspection after a short list of verification and minor repairs. Primary items to complete before leasing: install missing range and refrigerator (kitchen completion), verify and/or install smoke alarms in required locations and CO alarms if required locally, install/confirm GFCI protection at kitchen/bath outlets, confirm HVAC and water heater operation, repair/replace damaged cabinet fronts/drawers and finish minor trim work. No visible structural failures or life‑threatening hazards in the photos; the property looks rental-ready with 1–4 weeks of minor work and systems verification.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 72.0,
"rationale": "Interior appears mostly renovated: new-looking LVP flooring in living/kitchen, new carpet in at least one bedroom, fresh paint, new windows and new-looking ceiling fans. Bathrooms show functioning fixtures and a shower door. Kitchen is partially finished: countertop/sink/dishwasher present but the cooking range/oven is missing and cabinet drawers/drawer fronts are removed or damaged in places. Tile vanity in bathroom has some cosmetic wear. Overall cosmetic and fixture-level repairs needed (complete kitchen appliance install, cabinet repairs, touch-up trim/paint). No visible major structural or finish collapse. Missing stove/fridge reduces score moderately but is not a structural failure."
},
{
"key": "safety_code",
"label": "Safety & Code Risk",
"score": 62.0,
"rationale": "No obvious life‑safety hazards visible (no collapsed ceilings, no standing water, no exposed wiring). A wall/ceiling mounted alarm-device is visible near the front entry (likely a smoke/CO device) but there is no photographic confirmation of smoke alarms in each bedroom or GFCI protection at kitchen counters. Bathroom and kitchen fixtures present; toilet visible and appears intact. Entry door has a lockset but a deadbolt is not clearly visible in photos. Egress windows appear adequate sized in bedrooms. Because required items (smoke detectors in/near sleeping areas, kitchen GFCI outlets, and CO alarms where applicable) are not clearly documented, there is moderate NSPIRE risk until those items are verified/installed. No peeling paint or visible mold noted in photos."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 70.0,
"rationale": "Roof appears in good condition with recent-looking shingles and no visible sagging or active leaks. Floor registers and ceiling fans indicate central HVAC ducting and likely an installed HVAC system, but the equipment (furnace/AHU/condensing unit) is not shown and its operational status is unverified. Plumbing fixtures in kitchen and bathrooms are present and appear functional; no visible leaks. Water heater, electrical panel, and HVAC equipment were not photographed; assume present but unverified. Electrical outlets are visible; GFCI presence in kitchen is not confirmed. Given good visible condition of visible components but lack of verification for major equipment, score reflects moderate confidence."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 78.0,
"rationale": "Exterior siding and paint look recently refreshed and the foundation appears intact with block/brick skirt visible. Driveway and carport are serviceable; yard is bare and needs cleanup/landscaping but no obvious trip hazards. Small concrete front steps present; no severe stair/guardrail failures observed (steps are low-profile). Vegetation is close to the structure in places (side yard) and should be trimmed to reduce moisture/termite risk. No evidence of major exterior neglect, standing water, or severe erosion visible in photos."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Central HVAC exists (floor registers and ceiling fans visible) and is operational, but mechanical equipment is not photographed.",
"Water heater and electrical service/panel are present and intact though not shown.",
"At least one operational smoke alarm is present near the entry (device visible), but additional alarms in/near sleeping areas are not shown and may be missing.",
"Kitchen dishwasher is present and appears installed; range/oven and refrigerator are missing based on photos.",
"No active roof leaks or interior moisture issues exist beyond what is visible in photos.",
"No major foundation movement or structural sagging exists; foundation visible in photos appears stable."
],
"overall_score": 70.0,
"rubric_version": "ns_pire_v1.0"
},
{
"summary": "This single-story 2-bed, 2-bath home appears mostly renovated cosmetically and would likely pass many NSPIRE checkpoints after a short punchlist. Primary items to address before an initial Section 8 inspection: install/verify smoke detectors (bedrooms and hallway), install CO alarm if required, install/secure a range/stove and repair lower kitchen cabinetry/finish backsplash area, verify GFCI near kitchen sink, confirm presence and operation of HVAC, water heater and electrical panel, and install/verify a secure deadbolt on the main entry. No visible major structural or life-safety failures were observed in the provided photos; expected time-to-rent after addressing the above is within 2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 75.0,
"rationale": "Interior appears recently painted and floors (vinyl plank + new carpet) look in good condition. Bathrooms and shower are finished; fixtures present. Observable deferred items: kitchen range/stove is missing and lower cabinets/drawers are damaged or removed, leaving exposed cabinet openings and unfinished backsplash area. Minor cosmetic touch-ups likely (trim, cabinet repairs). Exterior paint/siding and roof shingles appear in good visual condition. Missing range and cabinet repairs are moderate, easily resolved with modest capital work."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 60.0,
"rationale": "No active life-threatening hazards visible (no collapsed ceilings, no standing water, no visible major roof sag). However key NSPIRE checkpoints are unverified from photos: only one small white device (possible detector) is visible in living area but there are no clear smoke detectors in bedrooms or hallways, and no CO alarm is visible. Kitchen GFCI protection at sink is not clearly shown. Entry door hardware is present but a required secure deadbolt is not verifiable. Electrical covers and outlets are mostly present but the open cabinet/range area shows exposed wall and an electrical outlet near floor that should be verified. Because required alarms/egress/proper protected outlets are unconfirmed, this raises moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 65.0,
"rationale": "Roof shingles appear intact and recently replaced or in good condition on visible elevations. Floor registers/vents are visible in living/bedroom areas, indicating central HVAC ducting exists, but no mechanical equipment (furnace/air handler/AC condensing unit or water heater or electrical panel) is shown or verified functional. Plumbing fixtures (sinks, toilet, shower) are present and appear in usable condition. Missing range reduces immediate tenant readiness but is not a systems failure. Because equipment presence and operational status (HVAC, water heater, electrical panel) cannot be confirmed from photos, a moderate systems score is assigned."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 75.0,
"rationale": "Front and rear elevations appear structurally sound with consistent siding, painted foundation skirt, and a serviceable carport/driveway. Yard is bare-earth with leaves but no visible standing water or major erosion. A detached shed/garage appears in good siding condition. Some vegetation is close to the foundation and should be trimmed for drainage and pest-prevention. Walkway and steps are intact. Overall no major exterior structural concerns visible."
}
],
"red_flags": [
"No clearly visible smoke detectors in bedrooms or hallways (required for NSPIRE).",
"Kitchen range/stove is missing and lower cabinets/backsplash area are unfinished/exposed.",
"Mechanical equipment (furnace/AC unit and water heater) and electrical panel are not shown — operation and code compliance must be verified prior to inspection."
],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present because floor registers/vents are visible, but the HVAC unit and its operational status are not shown in photos.",
"Water heater and electrical panel are present but not visible; their condition/labels are unknown.",
"Kitchen range/stove is missing and will need replacement; electrical/gas hook-up location is assumed to be behind the opening shown.",
"Only one detector-like device is visible in the living area; bedrooms and hallways lack clearly visible smoke/CO alarms and will likely require installation to meet NSPIRE.",
"Entry door hardware exists but a keyed deadbolt is not visible; assume deadbolt may be absent or needs verification/installation.",
"No evidence of active roof leaks, major foundation movement, or severe mold was visible in photos; hidden issues cannot be ruled out."
],
"overall_score": 69.0,
"rubric_version": "2026-02-NSPIRE-MLSU"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "264 Shady Cir, Jackson, MS, 39204",
"aggregate": {
"summary": "Overall this 2 bed / 2 bath single-family appears mostly turn-key with cosmetic updates and a sound exterior/roof. The unit would likely pass an initial HCV/NSPIRE inspection after addressing a short list of items: install/confirm cooking appliance (range), verify/repair missing cabinet drawers, confirm functioning HVAC and water heater, install/confirm smoke and carbon monoxide detectors and GFCI protection where required, and ensure entry door has secure deadbolt. No major structural, water intrusion, or electrical hazard is visible in photos, so repair scope is moderate and the property should be rentable within 2–6 weeks provided systems are confirmed operational and the minor punch-list items are completed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 74.0,
"rationale": "Interior appears recently updated cosmetically (fresh paint, new flooring/carpet, new fixtures). Visible minor deferred work: missing range/oven (large cutout in kitchen), some cabinet drawers/drawer fronts missing, one cabinet door ajar, countertop tile in bathroom is older but intact. No visible major water or structural damage inside. These are mostly easy-to-fix or capital items; missing range reduces score moderately."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 77.7,
"rationale": "Exterior paint and siding appear recently refreshed; foundation and brick skirt look intact with no visible major cracks. Driveway and carport are serviceable. Yard is bare and needs cleanup/landscaping; some trees/shrubbery are close to the structure (trim recommended). No visible standing water, major grading issues, or signs of infestation in provided photos."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 62.3,
"rationale": "Positive observations: living area shows a wall/ceiling mounted alarm (likely smoke detector), windows in bedrooms appear large enough for egress, no exposed wiring or obvious trip hazards in photos, toilets/sinks present. Uncertainties/risks: no clear photo of CO alarm (may be required if fuel appliances or attached carport), GFCI presence in kitchen/bath not visible, deadbolt on entry door not confirmed, electrical panel not shown. These unknowns create inspection risk though no immediate life-threatening hazards are visible."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 68.3,
"rationale": "Roof shingles look recently replaced or in good condition in exterior photos. Interior shows floor registers and ceiling fans (suggests central HVAC present) but HVAC unit and water heater not photographed so operational status is unknown. Plumbing fixtures (toilet, sinks, shower) are present. Electrical panel and full wiring condition not shown. Given absence of visible system failure but several critical system operation items unverified, assign moderate score."
}
],
"red_flags": [],
"confidence": 0.94,
"assumptions": [
"Central HVAC exists because floor registers and ceiling fans are present; operational status is unknown.",
"Hot water system and electrical panel are present on the property but were not photographed; their condition is unverified.",
"A smoke alarm is visible in the living area; there may not be a carbon monoxide alarm — presence not confirmed.",
"Range/oven is missing (visible cutout in kitchen) and refrigerator not shown; listing is REO/as-is so appliances may not be included.",
"Entry door hardware shows a knob; presence of a deadbolt is not visible and is assumed to be likely but must be confirmed.",
"GFCI outlets in the kitchen/bath are not visible in photos and should be verified during inspection.",
"No evidence of major roof leak, foundation movement, or mold was visible in photos; absence of photos of ceilings and crawlspace is noted."
],
"score_method": "mean_of_criteria",
"overall_score": 70.3,
"rubric_version": "2026-02-hcv-nspire-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8066625476"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.