217 River Place 2 · Jackson, MS 39211

$120,000

1 bd · 1.0 ba · 948 sqft · Condo public records · 45 Days on market

Built 1978 $127/sqft · at area comps Est $142k · 16% under $210/mo HOA · 17% of rent

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Why this score? — see what drove the D 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).

• ARV discount +14.5/15.0
• Cash flow +10.1/30.0
• 1% rule +5.2/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming and pristine 1 bedroom with loft conveniently located just minutes from the Interstate and the Rez. Owner has shown a lot of love to this property and recently installed new carpet. . Perfect for person looking for low maintenance and convenience.

Key facts

• $210 HOA
• Built 1978
• Listed 45 days

Property features AI

Finance

• HOA & community: Association fee $630 quarterly; Association covers grounds maintenance and management

Exterior

• Parking: See remarks for parking details
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Condominium; One-and-a-half story; Move-in ready
• Construction: Siding exterior; Slab foundation
• Exterior features: Courtyard

Interior

• Kitchen: Electric range
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Living room fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $-71 ($-854/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (8.6% below list).
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $110k (8.6% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 9.9% in Jackson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Mc Leod Elementary School (math 8% / reading 26%, grade F, #259 of 375 statewide, top 71%, 378 students, 100% FRL); Chastain Middle School (math 5% / reading 11%, grade F, #165 of 179 statewide, top 93%, 499 students, 100% FRL); Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 221 active listings in the ZIP; 29 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 $830 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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,705 (8.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 5.58%
• Cash-on-cash: -2.54%
• DSCR: 0.89
• GRM: 8.2

CMA / ARV

• ARV (median comp): $142,210
• List price: $120,000
• Delta: -15.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.9% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.48×
• Total profit: $-17,488
• Equity at exit: $17,892

10-year hold

• IRR: 2.7%
• Equity multiple: 1.25×
• Total profit: $8,334
• Equity at exit: $10,375

Cash invested: $33,600 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$210
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-71

Break-even live

Break-even rent $1,316

Max offer price $109,705

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-30	+0% $-71	+5% $-113	+10% $-154
Rent	-10% $-168	-5% $-120	+0% $-71	+5% $-23	+10% $26
Rate	-1.0pp $-11	-0.5pp $-41	base $-71	+0.5pp $-102	+1.0pp $-134

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Northtown Dr Unit 003D Jackson, MS	2.0	2.0	1025	$1,199	$1.17	45d	1	0.26mi
50 Northtown Dr Jackson, MS	1.0–2.0	1.0–2.0	871	$875	$1.00	15d	15	0.28mi
9B River Oaks Pl Jackson, MS	2.0	2.0	1012	$1,395	$1.38	25d	1	0.42mi
51 Northtown Dr Unit 027G Jackson, MS	2.0	2.0	1096	$1,279	$1.17	15d	1	0.49mi
51 Northtown Dr Unit 009H Jackson, MS	2.0	2.0	1025	$1,179	$1.15	15d	1	0.49mi
51 Northtown Dr Unit 027B Jackson, MS	2.0	2.0	1096	$1,439	$1.31	15d	1	0.49mi
51 Northtown Dr Unit 014G Jackson, MS	2.0	2.0	1096	$1,249	$1.14	15d	1	0.49mi
51 Northtown Dr Unit 009F Jackson, MS	2.0	2.0	1025	$1,319	$1.29	45d	1	0.49mi
51 Northtown Dr Unit 009D Jackson, MS	2.0	2.0	1025	$1,179	$1.15	25d	1	0.49mi
51 Northtown Dr Unit 029D Jackson, MS	1.0	1.0	750	$1,189	$1.59	45d	1	0.49mi
51 Northtown Dr Unit 008E Jackson, MS	2.0	2.0	1025	$1,354	$1.32	45d	1	0.49mi
51 Northtown Dr Unit 006H Jackson, MS	2.0	2.0	1025	$1,289	$1.26	25d	1	0.49mi
51 Northtown Dr Apt 10E Jackson, MS	2.0	2.0	1096	$1,199	$1.09	15d	1	0.49mi
51 Northtown Dr Apt 13L Jackson, MS	2.0	2.0	1096	$1,364	$1.24	45d	1	0.49mi
2501 River Oaks Blvd Jackson, MS	1.0–2.0	1.0–2.0	980	$1,200	$1.22	15d	6	0.62mi
601 Northpointe Pkwy Jackson, MS	1.0–2.0	1.0–2.0	910	$874	$0.96	15d	2	0.77mi
1620 E County Line Rd Ridgeland, MS	1.0–3.0	1.0–2.5	1126	$1,095	$0.97	15d	7	0.84mi
109 Pine Knoll Dr Ridgeland, MS	1.0	1.0	750	$1,100	$1.47	25d	1	0.95mi
109 Pine Knoll Dr Ridgeland, MS	1.0	1.0	750	$1,100	$1.47	45d	1	0.95mi
109 Pine Knoll Dr Ridgeland, MS	2.0	2.0	1050	$1,350	$1.29	15d	1	0.95mi
1523 E County Line Rd Jackson, MS	2.0	2.0	989	$1,235	$1.25	45d	1	1.04mi
110 Pine Knoll Dr Ridgeland, MS	1.0–2.0	1.0	1000	$1,000	$1.00	45d	1	1.06mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$1,505	$1.40	15d	15	1.06mi
6675 Old Canton Rd Ridgeland, MS	1.0	1.0	700	$899	$1.28	45d	1	1.13mi
6675 Old Canton Rd Ridgeland, MS	2.0	2.0	905	$1,199	$1.32	23d	1	1.13mi
6675 Old Canton Rd Ridgeland, MS	1.0	1.0	700	$899	$1.28	25d	1	1.13mi
6675 Old Canton Rd Ridgeland, MS	1.0	1.0	700	$1,024	$1.46	15d	1	1.13mi
879 William Blvd Ridgeland, MS	1.0–3.0	1.0–2.0	1117	$1,176	$1.05	15d	7	1.28mi
875 William Blvd Ridgeland, MS	1.0–2.0	1.0–2.0	712	$949	$1.33	15d	9	1.28mi

HOA detail condo

• Monthly dues: $210 · $2,520/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-22
   days on market $120,000 Active 45 DOM
2. 2026-06-18
   days on market $120,000 Active 42 DOM
3. 2026-06-17
   days on market $120,000 Active 41 DOM
4. 2026-06-16
   days on market $120,000 Active 40 DOM
5. 2026-06-15
   days on market $120,000 Active 39 DOM
6. 2026-06-14
   days on market $120,000 Active 37 DOM
7. 2026-06-13
   days on market $120,000 Active 36 DOM
8. 2026-06-10
   days on market $120,000 Active 34 DOM
9. 2026-06-09
   days on market $120,000 Active 33 DOM
10. 2026-06-08
    days on market $120,000 Active 32 DOM
11. 2026-06-07
    days on market $120,000 Active 31 DOM
12. 2026-06-05
    days on market $120,000 Active 28 DOM
13. 2026-06-03
    days on market $120,000 Active 27 DOM
14. 2026-06-02
    days on market $120,000 Active 26 DOM
15. 2026-06-01
    days on market $120,000 Active 25 DOM
16. 2026-05-31
    days on market $120,000 Active 24 DOM
17. 2026-05-30
    days on market $120,000 Active 23 DOM
18. 2026-05-06
    listed $120,000 Active 255-char remark
19. 2021-10-08
    historical
20. 2012-06-04
    historical
21. 2011-11-21
    listed $72,500
22. 2010-09-13
    listed $84,999
23. 1982-04-01
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,706
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − HOA: −$2,520
• − Depreciation: −$3,491
• Taxable loss: −$2,780
• Est. tax savings @ 24.0%: +$667
• After-tax cash flow: $-187/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

+41.2% since first listed

6 events — show timeline

• 2026-05-06 Listed $120,000 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2012-06-04 Listing Removed — MLSU
• 2011-11-21 Listed $72,500 MLSU
• 2010-09-13 Listed $84,999 MLSU
• 1982-04-01 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $230 · +19.3% YoY. Source: county tax records.