553 Belvedere Rd · Jackson, MS 39206

$74,900

3 bd · 1.0 ba · 1,065 sqft · SingleFamily public records · 41 Days on market

Built 1950 8,712 sqft lot $70/sqft · 16% above area Est $65k · 16% over

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Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

"Bank Owned Property" possible Regions financing and paying closing costs with typically 10.1% down; No Warranties or Disclosures.

Key facts

• Central heating
• Air conditioning
• Spacious lot

Tags

• FENCED BACKYARD
• CENTRAL HEATING
• AIR CONDITIONING
• WASHER DRYER CONNECTIONS
• HARDWOOD AND VINYL FLOORING
• SPACIOUS LOT

Property features AI

Finance

• Other: Lot about 0.2 acre

Exterior

• Parking: On-site parking
• Utilities: Public water; Public sewer; Electricity available; Sewer available
• Home design: Single-family house; One story
• Construction: Masonite exterior; Asphalt shingle roof; Conventional foundation; Built (year per public records)
• Exterior features: Partial chain link fencing

Interior

• Kitchen: Dishwasher; Electric range; Oven
• Flooring: Wood flooring; Linoleum flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Insulated windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 9.9% in Jackson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Boyd Elementary School (math 0% / reading 9%, grade F, #368 of 375 statewide, top 98%, 405 students, 100% FRL); Callaway High School (math 3% / reading 10%, grade F, #191 of 197 statewide, top 97%, 923 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($43k/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 $518 of loan paydown is wiped out by about $2k 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 + 2.8% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.83% ✓
• Cap rate: 15.09%
• Cash-on-cash: 31.42%
• DSCR: 2.40
• GRM: 4.5

CMA / ARV

• ARV (median comp): $64,528
• List price: $74,900
• Delta: 16.07%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
544 Wellington Rd	0.04mi	2/1.0 (-1)	1,092 (+2%)	4mo	$79,900	$73	85
522 Woodbury Rd	0.27mi	3/1.0	1,012 (-5%)	1mo	$25,000	$25	78
515 Belvedere Rd	0.08mi	3/1.0	1,163 (+9%)	9mo	$69,900	$60	74
4875 Churchill Dr	0.35mi	3/1.0	1,118 (+5%)	3mo	$69,900	$63	72
506 Broadmoor Dr	0.23mi	3/2.0	1,187 (+12%)	2mo	$79,900	$67	64
535 Avalon Rd	0.07mi	3/2.0	1,199 (+13%)	9mo	$120,000	$100	64
443 Meadowbrook Rd	0.66mi	3/1.0	1,088 (+2%)	7mo	$95,000	$87	60
421 Benning Rd	0.54mi	3/1.0	1,155 (+8%)	3mo	$74,900	$65	58
4851 Maplewood Dr	0.40mi	3/1.0	1,201 (+13%)	8mo	$74,900	$62	53
746 Launcelot Rd	0.43mi	3/1.0	1,200 (+13%)	12mo	$69,900	$58	48
214 Melbourne Rd Rd	0.58mi	2/1.0 (-1)	1,207 (+13%)	6mo	$85,000	$70	41
134 Wacker Dr	0.73mi	3/1.0	1,218 (+14%)	6mo	$70,000	$57	37

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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.08×
• Total profit: $22,632
• Equity at exit: $11,168

10-year hold

• IRR: 33.7%
• Equity multiple: 4.05×
• Total profit: $63,911
• Equity at exit: $6,476

Cash invested: $20,972 (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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$393
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $549

Break-even live

Break-even rent $679

Max offer price $74,900

Occupancy floor 55%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	0.25mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	43d	1	0.30mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	0.33mi
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	23d	1	0.42mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	13d	1	0.51mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	23d	1	0.51mi
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	43d	1	0.54mi
229 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	23d	1	0.54mi
229 Lawrence Rd #229 Jackson, MS	2.0	1.0	840	$995	$1.18	43d	1	0.54mi
227 Lawrence Rd #227 Jackson, MS	2.0	1.0	840	$995	$1.18	43d	1	0.54mi
227 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	13d	2	0.54mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	43d	1	0.55mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	43d	1	0.57mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	13d	1	0.57mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$1,100	$1.05	13d	31	0.59mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	13d	1	0.66mi
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,100	$1.35	13d	1	0.89mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	23d	1	0.91mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	43d	1	0.91mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	13d	1	0.91mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	23d	1	0.98mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	13d	1	0.98mi
5421 Crepe Myrtle Dr Jackson, MS	4.0	1.5	1079	$1,295	$1.20	23d	1	1.27mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	13d	1	1.38mi
5155 Wayneland Dr Jackson, MS	1.0–2.0	1.0–2.0	905	$1,500	$1.66	23d	1	1.39mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	21d	1	1.41mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	43d	1	1.45mi
3309 N State St Jackson, MS	2.0	1.5	1300	$1,495	$1.15	13d	1	1.47mi

Listing history 26 events

1. 2026-06-18
   days on market $74,900 Active 41 DOM
2. 2026-06-17
   days on market $74,900 Active 40 DOM
3. 2026-06-16
   days on market $74,900 Active 39 DOM
4. 2026-06-15
   days on market $74,900 Active 38 DOM
5. 2026-06-14
   days on market $74,900 Active 36 DOM
6. 2026-06-13
   days on market $74,900 Active 35 DOM
7. 2026-06-10
   days on market $74,900 Active 33 DOM
8. 2026-06-09
   days on market $74,900 Active 32 DOM
9. 2026-06-08
   days on market $74,900 Active 31 DOM
10. 2026-06-07
    days on market $74,900 Active 30 DOM
11. 2026-06-05
    days on market $74,900 Active 27 DOM
12. 2026-06-03
    days on market $74,900 Active 26 DOM
13. 2026-06-02
    days on market $74,900 Active 25 DOM
14. 2026-06-01
    days on market $74,900 Active 24 DOM
15. 2026-05-31
    days on market $74,900 Active 23 DOM
16. 2026-05-30
    days on market $74,900 Active 22 DOM
17. 2026-05-08
    listed $74,900 Active 595-char remark
18. 2021-10-02
    historical
19. 2019-02-22
    soldstatus
20. 2009-04-09
    soldstatus

    Show marketing remark (140 chars)

    "Bank Owned Property" possible Regions financing and paying closing costs with typically 10.1% down; No Warranties or Disclosures.

21. 2009-04-07
    soldstatus
22. 2009-03-25
    listed $39,900

    Show marketing remark (140 chars)

    "Bank Owned Property" possible Regions financing and paying closing costs with typically 10.1% down; No Warranties or Disclosures.

23. 2008-11-04
    listed $49,900
24. 2000-08-31
    soldstatus
25. 1987-08-12
    soldstatus
26. 1977-08-24
    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: $1,345 · $112/mo
• Projected year-2 tax: $1,345 · $112/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 · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,483
• − Mortgage interest: −$4,196
• − Property taxes: −$1,345
• − Insurance: −$374
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$2,179
• Taxable income: $5,752
• Est. tax owed @ 24.0%: −$1,381
• After-tax cash flow: $5,209/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+50.1% since first listed

10 events — show timeline

• 2026-05-08 Listed $74,900 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2019-02-22 Sold (Public Records) — Public Records
• 2009-04-09 Sold (MLS) — MLSU
• 2009-04-07 Sold (Public Records) — Public Records
• 2009-03-25 Listed $39,900 MLSU
• 2008-11-04 Listed $49,900 MLSU
• 2000-08-31 Sold (Public Records) — Public Records
• 1987-08-12 Sold (Public Records) — Public Records
• 1977-08-24 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,345 · +0.4% YoY. Source: county tax records.