29 Park Crest Pl · Jackson, MS 39211

$119,000

1 bd · 1.0 ba · 1,068 sqft · Condo public records · 73 Days on market

Built 1977

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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).

• Cash flow +8.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 2-bedroom, 1-bath condo in Park Crest Place of Northpointe with updated flooring and a 3-year-old roof. Fresh interior paint gives the space a clean, cohesive feel, while the kitchen has seen thoughtful updates that make it both functional and easy to live in. A 2-car carport with an oversized storage area adds everyday convenience, and the fenced back patio offers a private outdoor space to relax or unwind. Located in the gated Northpointe subdivision with an active HOA, residents enjoy access to a clubhouse and pool, along with the ease of low-maintenance living. Ideal as a primary residence, a lock-and-leave option, or an income-producing property. Call your favorite Realtor to schedule your private showing today!

Key facts

• Updated flooring
• Access to clubhouse
• Fenced back patio

Tags

• UPDATED FLOORING
• 3 YEAR OLD ROOF
• FENCED BACK PATIO
• PRIVATE OUTDOOR SPACE
• GATED NORTHPOINTE SUBDIVISION
• ACCESS TO CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 5.3% 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: 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $823 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 73 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $111,860 (6.0% 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 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.04% ✓
• Cap rate: 5.28%
• Cash-on-cash: -3.63%
• DSCR: 0.84
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.2%
• Equity multiple: 0.43×
• Total profit: $-19,146
• Equity at exit: $17,743

10-year hold

• IRR: 1.6%
• Equity multiple: 1.14×
• Total profit: $4,736
• Equity at exit: $10,289

Cash invested: $33,320 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$624
• Tax from tax record: −$212 /mo · $2,540/yr
• Insurance: −$50
• HOA est. from 1 same-building comp: −$189
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-101

Break-even live

Break-even rent $1,360

Max offer price $101,214

Occupancy floor —

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 35 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	44d	1	0.47mi
50 Northtown Dr Jackson, MS	1.0–2.0	1.0–2.0	871	$875	$1.00	14d	15	0.48mi
9B River Oaks Pl Jackson, MS	2.0	2.0	1012	$1,395	$1.38	24d	1	0.51mi
601 Northpointe Pkwy Jackson, MS	1.0–2.0	1.0–2.0	910	$874	$0.96	14d	2	0.56mi
1620 E County Line Rd Ridgeland, MS	1.0–3.0	1.0–2.5	1126	$1,095	$0.97	14d	7	0.61mi
51 Northtown Dr Unit 006H Jackson, MS	2.0	2.0	1025	$1,289	$1.26	24d	1	0.65mi
51 Northtown Dr Unit 009H Jackson, MS	2.0	2.0	1025	$1,179	$1.15	14d	1	0.65mi
51 Northtown Dr Unit 014G Jackson, MS	2.0	2.0	1096	$1,249	$1.14	14d	1	0.65mi
51 Northtown Dr Unit 009F Jackson, MS	2.0	2.0	1025	$1,319	$1.29	44d	1	0.65mi
51 Northtown Dr Unit 029D Jackson, MS	1.0	1.0	750	$1,189	$1.59	44d	1	0.65mi
51 Northtown Dr Apt 13L Jackson, MS	2.0	2.0	1096	$1,364	$1.24	44d	1	0.65mi
51 Northtown Dr Unit 008E Jackson, MS	2.0	2.0	1025	$1,354	$1.32	44d	1	0.65mi
51 Northtown Dr Unit 009D Jackson, MS	2.0	2.0	1025	$1,179	$1.15	24d	1	0.65mi
51 Northtown Dr Unit 027B Jackson, MS	2.0	2.0	1096	$1,439	$1.31	14d	1	0.65mi
51 Northtown Dr Unit 027G Jackson, MS	2.0	2.0	1096	$1,279	$1.17	14d	1	0.65mi
51 Northtown Dr Apt 10E Jackson, MS	2.0	2.0	1096	$1,199	$1.09	14d	1	0.65mi
2501 River Oaks Blvd Jackson, MS	1.0–2.0	1.0–2.0	980	$1,200	$1.22	14d	6	0.67mi
109 Pine Knoll Dr Ridgeland, MS	2.0	2.0	1050	$1,350	$1.29	14d	1	0.73mi
109 Pine Knoll Dr Ridgeland, MS	1.0	1.0	750	$1,100	$1.47	24d	1	0.73mi
109 Pine Knoll Dr Ridgeland, MS	1.0	1.0	750	$1,100	$1.47	44d	1	0.73mi
110 Pine Knoll Dr Ridgeland, MS	1.0–2.0	1.0	1000	$1,000	$1.00	44d	1	0.84mi
6675 Old Canton Rd Ridgeland, MS	1.0	1.0	700	$899	$1.28	44d	1	0.87mi
6675 Old Canton Rd Ridgeland, MS	1.0	1.0	700	$899	$1.28	24d	1	0.87mi
6675 Old Canton Rd Ridgeland, MS	2.0	2.0	905	$1,199	$1.32	21d	1	0.87mi
6675 Old Canton Rd Ridgeland, MS	1.0	1.0	700	$1,024	$1.46	14d	1	0.87mi
1523 E County Line Rd Jackson, MS	2.0	2.0	989	$1,235	$1.25	44d	1	0.89mi
875 William Blvd Ridgeland, MS	1.0–2.0	1.0–2.0	712	$949	$1.33	14d	9	1.05mi
879 William Blvd Ridgeland, MS	1.0–3.0	1.0–2.0	1117	$1,176	$1.05	14d	7	1.08mi
6811 Old Canton Rd Ridgeland, MS	2.0	2.0	1365	$1,495	$1.10	44d	1	1.15mi
711 Lake Harbour Dr Ridgeland, MS	1.0	1.0	850	$1,254	$1.48	44d	1	1.26mi
711 Lake Harbour Dr Ridgeland, MS	2.0	2.0	1100	$1,354	$1.23	14d	1	1.26mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$1,505	$1.40	14d	15	1.28mi
331 Peach Orchard Dr Ridgeland, MS	2.0	2.0	1300	$1,700	$1.31	44d	1	1.35mi
580 S Pear Orchard Rd Ridgeland, MS	1.0–3.0	1.0–2.0	950	$1,020	$1.07	14d	15	1.35mi
340 Arbor Dr Ridgeland, MS	1.0–2.0	1.0–2.0	850	$1,024	$1.20	14d	26	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-08
   days on market $119,000 Active 73 DOM
2. 2026-06-07
   days on market $119,000 Active 72 DOM
3. 2026-06-05
   days on market $119,000 Active 69 DOM
4. 2026-06-03
   days on market $119,000 Active 68 DOM
5. 2026-06-02
   days on market $119,000 Active 67 DOM
6. 2026-06-01
   days on market $119,000 Active 66 DOM
7. 2026-05-31
   days on market $119,000 Active 65 DOM
8. 2026-05-30
   days on market $119,000 Active 64 DOM
9. 2026-05-01
   price $119,000 754-char remark

   Show marketing remark (754 chars)

   Well-maintained 2-bedroom, 1-bath condo in Park Crest Place of Northpointe with updated flooring and a 3-year-old roof. Fresh interior paint gives the space a clean, cohesive feel, while the kitchen has seen thoughtful updates that make it both functional and easy to live in. A 2-car carport with an oversized storage area adds everyday convenience, and the fenced back patio offers a private outdoor space to relax or unwind. Located in the gated Northpointe subdivision with an active HOA, residents enjoy access to a clubhouse and pool, along with the ease of low-maintenance living. Ideal as a primary residence, a lock-and-leave option, or an income-producing property. Call your favorite Realtor to schedule your private showing today!

10. 2026-03-27
    listed $124,000 Active 754-char remark

    Show marketing remark (754 chars)

    Well-maintained 2-bedroom, 1-bath condo in Park Crest Place of Northpointe with updated flooring and a 3-year-old roof. Fresh interior paint gives the space a clean, cohesive feel, while the kitchen has seen thoughtful updates that make it both functional and easy to live in. A 2-car carport with an oversized storage area adds everyday convenience, and the fenced back patio offers a private outdoor space to relax or unwind. Located in the gated Northpointe subdivision with an active HOA, residents enjoy access to a clubhouse and pool, along with the ease of low-maintenance living. Ideal as a primary residence, a lock-and-leave option, or an income-producing property. Call your favorite Realtor to schedule your private showing today!

11. 2023-03-01
    soldstatus Closed 101-char remark

    Show marketing remark (101 chars)

    Great Condo UNDER $100,000! Well maintained 2 Bedroom/ 1 Bath condo with new floors and new roof!

12. 2023-03-01
    soldstatus

    Show marketing remark (101 chars)

    Great Condo UNDER $100,000! Well maintained 2 Bedroom/ 1 Bath condo with new floors and new roof!

13. 2023-02-10
    status Pending 101-char remark

    Show marketing remark (101 chars)

    Great Condo UNDER $100,000! Well maintained 2 Bedroom/ 1 Bath condo with new floors and new roof!

14. 2023-02-08
    listed $97,650 Active 101-char remark

    Show marketing remark (101 chars)

    Great Condo UNDER $100,000! Well maintained 2 Bedroom/ 1 Bath condo with new floors and new roof!

15. 1992-02-24
    soldstatus
16. 1988-03-14
    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: $2,540 · $212/mo
• Projected year-2 tax: $2,540 · $212/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 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: $14,789
• − Mortgage interest: −$6,666
• − Property taxes: −$2,540
• − Insurance: −$595
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − HOA: −$2,268
• − Depreciation: −$3,462
• Taxable loss: −$3,108
• Est. tax savings @ 24.0%: +$746
• After-tax cash flow: $-462/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

+21.9% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $119,000 MLSU
• 2026-03-27 Listed $124,000 MLSU
• 2023-03-01 Sold (Public Records) — Public Records
• 2023-03-01 Sold (MLS) — MLSU
• 2023-02-10 Pending — MLSU
• 2023-02-08 Listed $97,650 MLSU
• 1992-02-24 Sold (Public Records) — Public Records
• 1988-03-14 Sold (Public Records) — Public Records

Property tax history

+29.5%/yr

Latest (2025): $2,540 · +3.2% YoY. Source: county tax records.