3622 Sykes park dr
17 Cash Flowing Properties ($244k/yr) Jackson, MS
Marketing description
17-Property Jackson, MS Residential Rental Portfolio
Opportunity to acquire a 17-property residential rental portfolio located in Jackson/Hinds County, Mississippi. The portfolio consists primarily of single-family rental assets totaling approximately ±23,600 square feet of building areaacross approximately ±4.8 combined acres.
The portfolio is being marketed as a package sale only, unless Seller agrees otherwise in writing. This offering may be attractive to cash-flow investors, DSCR buyers, private equity buyers, local landlords, out-of-state rental portfolio operators, and investors seeking scale in the Jackson market.
The assets provide multiple potential exit strategies, including long-term rental hold, rent optimization, Section 8 rental strategy, refinance after stabilization, individual resale, or phased disposition. Several properties are located within Jackson’s 39206 ZIP code cluster, giving the buyer operational efficiency and geographic concentration.
Buyer will have the opportunity to complete due diligence on rents, leases, occupancy, taxes, insurance, property condition, repair needs, title, zoning, and property-level financials. Properties are sold as-is. Seller and listing contact make no representations as to final financial performance, property condition, or future income. Buyer must independently verify all information.
Please do not disturb tenants. Full portfolio details, available leases, rent roll, address list, photos, financial information, and due diligence materials will be provided to qualified buyers with proof of funds or lender pre-approval.
Investment highlights
ACQUISITION PRICE & BASIS
- Asking Price: $1,350,000 | $79,412 per door
- Below replacement cost — new SFR construction in Jackson runs $120,000–$150,000+ per unit
- Gross Rent Multiplier (GRM): 6.7x — favorable acquisition multiple for a stabilized income portfolio
CURRENT INCOME
- 15 of 17 units occupied and cash-flowing at closing
- Monthly Gross Income (Current): $16,790
- Annual Gross Income (Current): $201,480
- Average Monthly Rent Per Occupied Unit: $1,119
- Gross Yield on Asking Price: 14.9%
GOVERNMENT-BACKED INCOME — 5 HUD LEASES
- 5 of 15 occupied units carry HUD/Section 8 leases
- HUD Monthly Income: $5,891 — paid directly by the housing authority
- HUD Annual Income: $70,692
- HUD income represents 35% of current gross collections — a built-in income floor with zero collection risk
NET OPERATING INCOME
- Expenses: $44,498/year (insurance $15,000 confirmed + taxes est. $9,350 + 10% PM $20,148)
- Expense Ratio: 22.1% — exceptionally lean due to tenant-paid utilities
- NOI (Current 15 units): $156,982
- Cap Rate (Current): 11.6%
- NOI (Full Occupancy): $182,362
- Cap Rate (Full Occupancy): 13.5%
FINANCING SCENARIO — 25% DOWN | 7.5% | 30-YEAR FIXED
- Down Payment: $337,500
- Loan Amount: $1,012,500
- Monthly Debt Service: $7,080
- DSCR (Current): 1.85x — well above most lender minimums of 1.20–1.25x
- DSCR (Full Occupancy): 2.15x
- Monthly Cash Flow After Debt Service (Current): $6,002/month
- Monthly Cash Flow After Debt Service (Full Occ.): $8,117/month
- Cash-on-Cash Return (Current): 21.3%
- Cash-on-Cash Return (Full Occ.): 28.9%
VALUE-ADD UPSIDE — 2 VACANT UNITS
- 1826 Wisteria Drive: $1,250/month market rent = $15,000/year
- 3122 Oak Forest Drive: $1,100/month market rent = $13,200/year
- Combined upside: $2,350/month | $28,200/year
- NOI uplift upon lease-up: +$25,380/year
- Zero capital investment required to activate
STABILIZED VALUE PROJECTION
Upon full occupancy, stabilized NOI of $182,362 implies the following values at exit:
- At a 10% exit cap rate: $1,823,620 — $473,620 above purchase price
- At a 9% exit cap rate: $2,026,244 — $676,244 above purchase price
- At an 8% exit cap rate: $2,279,525 — $929,525 above purchase price
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