2123 Belvedere Dr · Jackson, MS 39204

$87,000

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 632 Days on market

Built 1950 0.39 ac lot $92/sqft · 167% above area

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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 +26.3/30.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Beautifully renovated 2-bedroom, 1-bath home featuring a spacious dining room, laundry room, and a single-car garage with a large storage room. Enjoy outdoor living on the back deck overlooking a generous yard. This home boasts new LVP flooring, updated fixtures, a fully renovated kitchen and bathroom, three new mini-split systems for efficient climate control, and fresh paint throughout. Perfect for those seeking a move-in-ready property with modern upgrades!

Key facts

• New lvp flooring
• 0.39 acre lot
• Garage

Tags

• RENOVATED KITCHEN AND BATHROOM
• NEW LVP FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $77k (12.0% 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 (+13.6%/yr); 121 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($601 loan paydown + $9k appreciation (10.0% local appreciation)).
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 632 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y ago; this cycle's ask is 9843% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 632 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.08%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (median comp): $32,542
• List price: $87,000
• Delta: 167.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2230 Belvedere Dr	0.10mi	3/1.0 (+1)	1,065 (+13%)	12mo	$13,000	$12	59
2647 Glenn St	0.53mi	3/1.0 (+1)	1,050 (+11%)	2mo	$14,500	$14	50
27 Wisteria Ct	0.30mi	3/2.0 (+1)	1,066 (+13%)	12mo	$59,000	$55	46
1753 Mcgee St	0.55mi	3/1.0 (+1)	876 (-7%)	16mo	$30,000	$34	44
1019 Combs St	0.44mi	2/1.0	1,064 (+13%)	22mo	$68,000	$64	40
2821 Greenview Dr	0.75mi	3/1.0 (+1)	832 (-12%)	9mo	$30,000	$36	33
2515 Mulberry St	0.55mi	3/1.0 (+1)	1,054 (+12%)	23mo	$39,000	$37	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 3.75×
• Total profit: $67,073
• Equity at exit: $78,376

10-year hold

• IRR: 31.6%
• Equity multiple: 9.19×
• Total profit: $199,560
• Equity at exit: $169,022

Cash invested: $24,360 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,016 high
• Mortgage (P&I): −$456
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $225

Break-even live

Break-even rent $731

Max offer price $87,000

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 W McDowell Rd Apt L2 Jackson, MS	1.0	1.0	896	$750	$0.84	21d	1	0.79mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$975	$1.08	44d	18	0.79mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	0.87mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	1.08mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	1.19mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	1.19mi
1595 W Highland Dr Jackson, MS	1.0	1.0	735	$899	$1.22	44d	1	1.21mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	1.34mi

Listing history 38 events

1. 2026-06-18
   days on market $87,000 Active 632 DOM
2. 2026-06-17
   days on market $87,000 Active 631 DOM
3. 2026-06-16
   days on market $87,000 Active 630 DOM
4. 2026-06-15
   days on market $87,000 Active 629 DOM
5. 2026-06-14
   days on market $87,000 Active 627 DOM
6. 2026-06-13
   days on market $87,000 Active 626 DOM
7. 2026-06-10
   days on market $87,000 Active 624 DOM
8. 2026-06-09
   days on market $87,000 Active 623 DOM
9. 2026-06-08
   days on market $87,000 Active 622 DOM
10. 2026-06-07
    days on market $87,000 Active 621 DOM
11. 2026-06-05
    days on market $87,000 Active 618 DOM
12. 2026-06-03
    days on market $87,000 Active 617 DOM
13. 2026-06-02
    days on market $87,000 Active 616 DOM
14. 2026-06-01
    days on market $87,000 Active 615 DOM
15. 2026-05-31
    days on market $87,000 Active 614 DOM
16. 2026-05-30
    days on market $87,000 Active 613 DOM
17. 2026-01-16
    historical $875
18. 2025-10-07
    status Active 464-char remark

    Show marketing remark (464 chars)

    Beautifully renovated 2-bedroom, 1-bath home featuring a spacious dining room, laundry room, and a single-car garage with a large storage room. Enjoy outdoor living on the back deck overlooking a generous yard. This home boasts new LVP flooring, updated fixtures, a fully renovated kitchen and bathroom, three new mini-split systems for efficient climate control, and fresh paint throughout. Perfect for those seeking a move-in-ready property with modern upgrades!

19. 2025-09-30
    historical 464-char remark

    Show marketing remark (464 chars)

    Beautifully renovated 2-bedroom, 1-bath home featuring a spacious dining room, laundry room, and a single-car garage with a large storage room. Enjoy outdoor living on the back deck overlooking a generous yard. This home boasts new LVP flooring, updated fixtures, a fully renovated kitchen and bathroom, three new mini-split systems for efficient climate control, and fresh paint throughout. Perfect for those seeking a move-in-ready property with modern upgrades!

20. 2025-07-25
    listed $875
21. 2025-05-16
    price $87,000 464-char remark

    Show marketing remark (464 chars)

    Beautifully renovated 2-bedroom, 1-bath home featuring a spacious dining room, laundry room, and a single-car garage with a large storage room. Enjoy outdoor living on the back deck overlooking a generous yard. This home boasts new LVP flooring, updated fixtures, a fully renovated kitchen and bathroom, three new mini-split systems for efficient climate control, and fresh paint throughout. Perfect for those seeking a move-in-ready property with modern upgrades!

22. 2025-01-10
    historical $900
23. 2024-10-04
    listed $900
24. 2024-09-17
    listed $90,000 Active 464-char remark

    Show marketing remark (464 chars)

    Beautifully renovated 2-bedroom, 1-bath home featuring a spacious dining room, laundry room, and a single-car garage with a large storage room. Enjoy outdoor living on the back deck overlooking a generous yard. This home boasts new LVP flooring, updated fixtures, a fully renovated kitchen and bathroom, three new mini-split systems for efficient climate control, and fresh paint throughout. Perfect for those seeking a move-in-ready property with modern upgrades!

25. 2023-04-27
    historical
26. 2023-03-28
    listed $25,000 Active
27. 2021-10-20
    historical
28. 2021-10-02
    historical
29. 2019-06-28
    soldstatus
30. 2019-02-08
    listed $16,200
31. 2011-12-30
    soldstatus
32. 2011-12-22
    soldstatus
33. 2011-10-14
    listed $10,900
34. 2010-09-24
    listed $26,000
35. 2004-05-27
    soldstatus
36. 2000-08-22
    soldstatus
37. 1999-05-13
    soldstatus
38. 1950-05-05
    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: $1,022 · $85/mo
• Projected year-2 tax: $1,022 · $85/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 6 d/yr ≥108°F today · 17 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: $12,190
• − Mortgage interest: −$4,873
• − Property taxes: −$1,022
• − Insurance: −$435
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$2,531
• Taxable income: $1,378
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $2,368/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): 13,249
• Household income: $30,237
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 1099.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 4% Hispanic / Latino 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 17.25%
• Current HPI: 233.9061
• Rent YoY: ▲ 13.56%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+234.6% since first listed

22 events — show timeline

• 2026-01-16 Rental Removed $875 BUILDIUM
• 2025-10-07 Relisted — MLSU
• 2025-09-30 Listing Removed — MLSU
• 2025-07-25 Listed for Rent $875 BUILDIUM
• 2025-05-16 Price Changed $87,000 MLSU
• 2025-01-10 Rental Removed $900 BUILDIUM
• 2024-10-04 Listed for Rent $900 BUILDIUM
• 2024-09-17 Listed $90,000 MLSU
• 2023-04-27 Listing Removed — MLSU
• 2023-03-28 Listed $25,000 MLSU
• 2021-10-20 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2019-06-28 Sold (Public Records) — Public Records
• 2019-02-08 Listed $16,200 MLSU
• 2011-12-30 Sold (MLS) — MLSU
• 2011-12-22 Sold (Public Records) — Public Records
• 2011-10-14 Listed $10,900 MLSU
• 2010-09-24 Listed $26,000 MLSU
• 2004-05-27 Sold (Public Records) — Public Records
• 2000-08-22 Sold (Public Records) — Public Records
• 1999-05-13 Sold (Public Records) — Public Records
• 1950-05-05 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,022 · +0.4% YoY. Source: county tax records.