1462 Roxbury Ct · Jackson, MS 39211

$149,000

3 bd · 2.0 ba · 1,438 sqft · SingleFamily public records · 28 Days on market

Built 1984 Est $183k · 18% 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHEAPER THAN APARTMENT RENT!!! GREAT LOCATION, perfect for med students, singles, retirees or roomates!!! 2 bedrooms up, 1 down with living/dining & kitchen! Large bedrooms, new flooring up, Air/heat only 3 years old, new dishwasher! Great colors, move right in!!

Key facts

• Built 1984
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (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: 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 (+7.9%/yr); 221 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $4k 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 + 7.9% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $146,765 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.21% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.54%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $182,626
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1354 Simwood Pl	0.06mi	3/2.0	1,526 (+6%)	13mo	$195,500	$128	77
3956 Berkley Dr	0.22mi	3/2.0	1,506 (+5%)	15mo	$269,900	$179	69
942 Meadowbrook Rd	0.53mi	3/2.0	1,489 (+4%)	22mo	$170,000	$114	51
1811 Meadowbrook Rd	0.72mi	2/1.5 (-1)	1,385 (-4%)	3mo	$155,000	$112	51
971 Parkwood Pl	0.60mi	3/2.0	1,601 (+11%)	6mo	$230,000	$144	48
1817 Meadowbrook Rd	0.72mi	2/1.5 (-1)	1,328 (-8%)	3mo	$155,000	$117	44
4323 Dunn St St	0.63mi	3/1.5	1,530 (+6%)	21mo	$194,900	$127	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 · 7.9% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.26×
• Total profit: $10,973
• Equity at exit: $22,216

10-year hold

• IRR: 19.7%
• Equity multiple: 3.04×
• Total profit: $85,219
• Equity at exit: $12,883

Cash invested: $41,720 (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 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$781
• Tax from tax record: −$111 /mo · $1,336/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $404

Break-even live

Break-even rent $1,293

Max offer price $149,000

Occupancy floor 73%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$1,100	$1.05	13d	31	0.69mi
246 Eastbrooke St Jackson, MS	2.0	2.0	1777	$2,750	$1.55	43d	1	0.74mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	0.80mi
4263 Forest Park Dr Jackson, MS	3.0	2.0	1318	$1,949	$1.48	43d	1	0.83mi
724 Meadowbrook Rd Jackson, MS	3.0	2.0	1593	$2,150	$1.35	43d	1	0.84mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	13d	1	1.06mi
341 E Northside Dr Jackson, MS	4.0	2.0	1732	$1,775	$1.02	23d	1	1.16mi
4220 Council Cir Jackson, MS	3.0	2.5	1780	$1,850	$1.04	23d	1	1.18mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	43d	1	1.23mi
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	23d	1	1.23mi
1855 Lakeland Dr Jackson, MS	2.0	2.0	1173	$2,362	$2.01	23d	1	1.23mi
4056 Redwing Ave Jackson, MS	3.0	2.0	1678	$1,850	$1.10	43d	1	1.24mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	1.29mi
220 Melbourne Rd Jackson, MS	4.0	2.0	1744	$1,350	$0.77	43d	1	1.32mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	43d	1	1.34mi
4091 Pine Hill Dr Jackson, MS	3.0	2.0	1551	$3,000	$1.93	23d	1	1.38mi
3611 N State St Jackson, MS	3.0	2.5	1540	$1,800	$1.17	43d	1	1.41mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	23d	1	1.44mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	13d	1	1.44mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	43d	1	1.46mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	13d	1	1.46mi
3309 N State St Jackson, MS	2.0	1.5	1300	$1,495	$1.15	13d	1	1.49mi

Listing history 28 events

1. 2026-06-16
   statusdays on market $149,000 Under Contract 28 DOM
2. 2026-06-15
   days on market $149,000 Active 27 DOM
3. 2026-06-14
   days on market $149,000 Active 25 DOM
4. 2026-06-13
   days on market $149,000 Active 24 DOM
5. 2026-06-10
   days on market $149,000 Active 22 DOM
6. 2026-06-09
   days on market $149,000 Active 21 DOM
7. 2026-06-08
   days on market $149,000 Active 20 DOM
8. 2026-06-07
   days on market $149,000 Active 19 DOM
9. 2026-06-05
   days on market $149,000 Active 16 DOM
10. 2026-06-03
    days on market $149,000 Active 15 DOM
11. 2026-06-02
    days on market $149,000 Active 14 DOM
12. 2026-06-01
    days on market $149,000 Active 13 DOM
13. 2026-05-31
    days on market $149,000 Active 12 DOM
14. 2026-05-30
    days on market $149,000 Active 11 DOM
15. 2026-05-20
    listed $149,000 Active
16. 2021-06-21
    soldstatus
17. 2019-08-12
    historical
18. 2019-05-04
    listed $126,000
19. 2015-12-12
    soldstatus
20. 2005-07-29
    soldstatus 267-char remark

    Show marketing remark (267 chars)

    CHEAPER THAN APARTMENT RENT!!! GREAT LOCATION, perfect for med students, singles, retirees or roomates!!! 2 bedrooms up, 1 down with living/dining & kitchen! Large bedrooms, new flooring up, Air/heat only 3 years old, new dishwasher! Great colors, move right in!!

21. 2005-07-29
    soldstatus

    Show marketing remark (267 chars)

    CHEAPER THAN APARTMENT RENT!!! GREAT LOCATION, perfect for med students, singles, retirees or roomates!!! 2 bedrooms up, 1 down with living/dining & kitchen! Large bedrooms, new flooring up, Air/heat only 3 years old, new dishwasher! Great colors, move right in!!

22. 2005-05-19
    listed $99,900 267-char remark

    Show marketing remark (267 chars)

    CHEAPER THAN APARTMENT RENT!!! GREAT LOCATION, perfect for med students, singles, retirees or roomates!!! 2 bedrooms up, 1 down with living/dining & kitchen! Large bedrooms, new flooring up, Air/heat only 3 years old, new dishwasher! Great colors, move right in!!

23. 2002-06-07
    soldstatus
24. 2002-06-03
    soldstatus
25. 2002-06-03
    soldstatus
26. 2002-04-18
    listed $86,000
27. 1991-04-08
    soldstatus
28. 1988-09-26
    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: $1,336 · $111/mo
• Projected year-2 tax: $1,336 · $111/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 7/10 Severe FEMA zone X (unshaded) · 77% 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: $21,656
• − Mortgage interest: −$8,346
• − Property taxes: −$1,336
• − Insurance: −$1,542
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$4,335
• Taxable income: $2,631
• Est. tax owed @ 24.0%: −$632
• After-tax cash flow: $4,221/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): 23,838
• Household income: $69,426
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 736.0

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: Majority Black (59%)
• Race & ethnicity: Black 59% White 36% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

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: ▼ -135.99%
• Current HPI: 145.5192
• Rent YoY: ▲ 7.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+73.3% since first listed

14 events — show timeline

• 2026-05-20 Listed $149,000 FSBO.com
• 2021-06-21 Sold (Public Records) — Public Records
• 2019-08-12 Listing Removed — MLSU
• 2019-05-04 Listed $126,000 MLSU
• 2015-12-12 Sold (Public Records) — Public Records
• 2005-07-29 Sold (Public Records) — Public Records
• 2005-07-29 Sold (MLS) — MLSU
• 2005-05-19 Listed $99,900 MLSU
• 2002-06-07 Sold (Public Records) — Public Records
• 2002-06-03 Sold (Public Records) — Public Records
• 2002-06-03 Sold (MLS) — MLSU
• 2002-04-18 Listed $86,000 MLSU
• 1991-04-08 Sold (Public Records) — Public Records
• 1988-09-26 Sold (Public Records) — Public Records

Property tax history

-4.2%/yr

Latest (2025): $1,336 · +4.6% YoY. Source: county tax records.