460 W Northside Dr · Jackson, MS 39206

$109,000

4 bd · 2.0 ba · 1,987 sqft · SingleFamily public records · 111 Days on market

Built 1950 0.41 ac lot $55/sqft · 61% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained, move-in-ready 4-bedroom, 2-bath home offers a comfortable and inviting layout. Enjoy a spacious dining area, an eat-in kitchen, and a bright living space with large windows that fill the home with natural light. Outside, you'll find a generous yard and a detached two-car carport, perfect for everyday living and entertaining.

Key facts

• Large windows
• Generous yard
• Dining area

Tags

• DINING AREA
• EAT-IN KITCHEN
• LARGE WINDOWS
• GENEROUS YARD
• DETACHED TWO-CAR CARPORT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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: 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 (+2.8%/yr); 119 active listings in the ZIP; 17 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).
• At $1,790/mo this rent would consume 50% of the median local household income ($43k/yr) (locally 1554% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 25y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.64% ✓
• Cap rate: 13.65%
• Cash-on-cash: 26.27%
• DSCR: 2.17
• GRM: 5.1

CMA / ARV

• ARV (median comp): $67,669
• List price: $109,000
• Delta: 61.08%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3923 Azalea Dr	0.13mi	3/2.0 (-1)	1,694 (-15%)	1mo	$99,900	$59	63
3916 Oakhill Dr	0.19mi	3/2.0 (-1)	1,766 (-11%)	10mo	$44,900	$25	59
324 Stillwood Dr	0.25mi	3/2.0 (-1)	2,082 (+5%)	21mo	$109,900	$53	58
910 Watkins Pl	0.71mi	4/2.0	2,071 (+4%)	4mo	$169,900	$82	56
554 N North Park Dr	0.59mi	4/3.0	1,912 (-4%)	12mo	$179,000	$94	52
262 Iris Ave	0.67mi	3/2.0 (-1)	1,768 (-11%)	5mo	$59,900	$34	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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 1.81×
• Total profit: $24,606
• Equity at exit: $16,252

10-year hold

• IRR: 28.0%
• Equity multiple: 3.46×
• Total profit: $75,060
• Equity at exit: $9,424

Cash invested: $30,520 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$572
• Tax from tax record: −$129 /mo · $1,543/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $668

Break-even live

Break-even rent $944

Max offer price $109,000

Occupancy floor 58%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	43d	1	0.55mi
220 Melbourne Rd Jackson, MS	4.0	2.0	1744	$1,350	$0.77	43d	1	0.67mi
4091 Pine Hill Dr Jackson, MS	3.0	2.0	1551	$3,000	$1.93	23d	1	0.74mi
341 E Northside Dr Jackson, MS	4.0	2.0	1732	$1,775	$1.02	23d	1	0.87mi
4220 Council Cir Jackson, MS	3.0	2.5	1780	$1,850	$1.04	23d	1	0.94mi
4056 Redwing Ave Jackson, MS	3.0	2.0	1678	$1,850	$1.10	43d	1	0.94mi
612 Heather Ln Jackson, MS	4.0	2.0	1642	$1,675	$1.02	23d	1	1.00mi
622 Naples Rd Jackson, MS	4.0	2.5	2210	$1,650	$0.75	23d	1	1.07mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	1.12mi
724 Meadowbrook Rd Jackson, MS	3.0	2.0	1593	$2,150	$1.35	43d	1	1.14mi
3611 N State St Jackson, MS	3.0	2.5	1540	$1,800	$1.17	43d	1	1.15mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	13d	1	1.20mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	23d	1	1.20mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	43d	1	1.21mi
2814 Smith Robinson St Jackson, MS	5.0	2.0	1899	$1,497	$0.79	23d	1	1.37mi
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	23d	1	1.37mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	1.42mi

Listing history 50 events

1. 2026-05-31
   days on market $109,000 Active 111 DOM
2. 2026-05-30
   days on market $109,000 Active 110 DOM
3. 2026-03-20
   price $109,000 348-char remark

   Show marketing remark (348 chars)

   This well-maintained, move-in-ready 4-bedroom, 2-bath home offers a comfortable and inviting layout. Enjoy a spacious dining area, an eat-in kitchen, and a bright living space with large windows that fill the home with natural light. Outside, you'll find a generous yard and a detached two-car carport, perfect for everyday living and entertaining.

4. 2026-02-09
   listed $111,000 Active 348-char remark

   Show marketing remark (348 chars)

   This well-maintained, move-in-ready 4-bedroom, 2-bath home offers a comfortable and inviting layout. Enjoy a spacious dining area, an eat-in kitchen, and a bright living space with large windows that fill the home with natural light. Outside, you'll find a generous yard and a detached two-car carport, perfect for everyday living and entertaining.

5. 2025-11-08
   price $125,000
6. 2025-10-16
   status Active
7. 2025-10-15
   status Pending
8. 2025-10-15
   historical
9. 2025-10-08
   listed $130,000 Active
10. 2025-08-23
    historical
11. 2025-04-28
    price $135,000
12. 2025-04-02
    price $140,000
13. 2025-03-17
    listed $145,000 Active
14. 2024-04-26
    soldstatus Closed
15. 2024-04-22
    soldstatus
16. 2024-04-12
    status Pending
17. 2024-03-28
    price $57,900
18. 2024-03-18
    price $60,900
19. 2024-03-06
    price $64,900
20. 2024-02-26
    price $67,900
21. 2024-02-15
    price $70,900
22. 2024-02-05
    price $74,900
23. 2024-01-25
    price $77,900
24. 2024-01-15
    price $80,900
25. 2024-01-03
    price $83,900
26. 2023-12-11
    price $86,900
27. 2023-11-28
    listed $89,900 Active
28. 2021-10-28
    soldstatus
29. 2021-10-02
    historical
30. 2021-10-02
    historical
31. 2021-10-02
    historical
32. 2021-10-02
    historical
33. 2021-10-01
    historical
34. 2021-10-01
    historical
35. 2021-10-01
    historical
36. 2021-10-01
    historical
37. 2013-06-11
    soldstatus
38. 2013-06-11
    soldstatus
39. 2013-04-18
    listed $19,000
40. 2012-12-10
    soldstatus
41. 2010-10-26
    listed $71,040
42. 2010-04-18
    listed $35,000
43. 2008-03-18
    listed $80,000
44. 2007-07-02
    listed $80,000
45. 2007-06-01
    historical
46. 2007-04-24
    listed $99,000
47. 2005-11-27
    listed $95,000
48. 2005-03-29
    listed $86,500
49. 2003-06-02
    soldstatus
50. 2003-01-08
    listed $74,900

ⓘ 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: $1,543 · $129/mo
• Projected year-2 tax: $1,543 · $129/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 ≥109°F today · 20 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: $21,474
• − Mortgage interest: −$6,106
• − Property taxes: −$1,543
• − Insurance: −$545
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$3,171
• Taxable income: $6,674
• Est. tax owed @ 24.0%: −$1,602
• After-tax cash flow: $6,416/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

+252.4% since first listed

55 events — show timeline

• 2026-03-20 Price Changed $109,000 MLSU
• 2026-02-09 Listed $111,000 MLSU
• 2025-11-08 Price Changed $125,000 MLSU
• 2025-10-16 Relisted — MLSU
• 2025-10-15 Pending — MLSU
• 2025-10-15 Listing Removed — MLSU
• 2025-10-08 Listed $130,000 MLSU
• 2025-08-23 Listing Removed — MLSU
• 2025-04-28 Price Changed $135,000 MLSU
• 2025-04-02 Price Changed $140,000 MLSU
• 2025-03-17 Listed $145,000 MLSU
• 2024-04-26 Sold (MLS) — MLSU
• 2024-04-22 Sold (Public Records) — Public Records
• 2024-04-12 Pending — MLSU
• 2024-03-28 Price Changed $57,900 MLSU
• 2024-03-18 Price Changed $60,900 MLSU
• 2024-03-06 Price Changed $64,900 MLSU
• 2024-02-26 Price Changed $67,900 MLSU
• 2024-02-15 Price Changed $70,900 MLSU
• 2024-02-05 Price Changed $74,900 MLSU
• 2024-01-25 Price Changed $77,900 MLSU
• 2024-01-15 Price Changed $80,900 MLSU
• 2024-01-03 Price Changed $83,900 MLSU
• 2023-12-11 Price Changed $86,900 MLSU
• 2023-11-28 Listed $89,900 MLSU
• 2021-10-28 Sold (Public Records) — Public Records
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2013-06-11 Sold (Public Records) — Public Records
• 2013-06-11 Sold (MLS) — MLSU
• 2013-04-18 Listed $19,000 MLSU
• 2012-12-10 Sold (Public Records) — Public Records
• 2010-10-26 Listed $71,040 MLSU
• 2010-04-18 Listed $35,000 MLSU
• 2008-03-18 Listed $80,000 MLSU
• 2007-07-02 Listed $80,000 MLSU
• 2007-06-01 Listing Removed — MLSU
• 2007-04-24 Listed $99,000 MLSU
• 2005-11-27 Listed $95,000 MLSU
• 2005-03-29 Listed $86,500 MLSU
• 2003-06-02 Sold (MLS) — MLSU
• 2003-01-08 Listed $74,900 MLSU
• 2002-12-01 Sold (Public Records) — Public Records
• 2002-06-27 Sold (MLS) — MLSU
• 2002-05-24 Listed $25,775 MLSU
• 2002-04-12 Listed $30,930 MLSU
• 2001-06-01 Listed $30,930 MLSU
• 1987-05-01 Sold (Public Records) — Public Records
• 1986-07-21 Sold (Public Records) — Public Records

Property tax history

-1.1%/yr

Latest (2025): $1,543 · +0.4% YoY. Source: county tax records.