2337 River Oaks Blvd Unit A/B · Jackson, MS 39211

$300,000

6 bd · 4.0 ba · 2,944 sqft · MultiFamily · 52 Days on market

Built 1981 Average condition 871 sqft lot $102/sqft · 33% above area Est $226k · 33% over

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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 +19.7/30.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.8/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Exceptional investment opportunity or perfect setup for multi-generational living! This duplex features two units, each offering 3 bedrooms and 2 bathrooms--an uncommon find in an area where most duplexes are only 2 bedrooms. Both units have been updated with fresh paint and new carpet, and each includes a refrigerator that will remain. Previously used as an income-producing investment property, this duplex offers strong rental potential or the option for owner-occupancy in one unit while leasing the other. Whether you're expanding your portfolio or looking for a flexible living arrangement, this property checks all the boxes!

Key facts

• Built 1981
• Listed 52 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $300k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive. Per door: $176/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $3,071/mo this rent would consume 53% of the median local household income ($69k/yr) (locally 736% 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 $2k of loan paydown is wiped out by about $9k 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 + 7.9% rent growth), your $84k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $291,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
7. 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.
8. 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.
9. 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: 7.70%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (median comp): $225,826
• List price: $300,000
• Delta: 32.85%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-10,204
• Equity at exit: $44,731

10-year hold

• IRR: 11.4%
• Equity multiple: 2.10×
• Total profit: $92,408
• Equity at exit: $25,939

Cash invested: $84,000 (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: 16.3×

Monthly cashflow live

• Estimated rent: $3,071 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $353

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 84%

Sensitivity live

Price	-10% $560	-5% $457	+0% $353	+5% $249	+10% $146
Rent	-10% $110	-5% $232	+0% $353	+5% $474	+10% $595
Rate	-1.0pp $504	-0.5pp $429	base $353	+0.5pp $275	+1.0pp $196

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,070
Total (2 units)			$3,071

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-12
   price $300,000 634-char remark

   Show marketing remark (634 chars)

   Exceptional investment opportunity or perfect setup for multi-generational living! This duplex features two units, each offering 3 bedrooms and 2 bathrooms--an uncommon find in an area where most duplexes are only 2 bedrooms. Both units have been updated with fresh paint and new carpet, and each includes a refrigerator that will remain. Previously used as an income-producing investment property, this duplex offers strong rental potential or the option for owner-occupancy in one unit while leasing the other. Whether you're expanding your portfolio or looking for a flexible living arrangement, this property checks all the boxes!

2. 2026-04-01
   listed $320,000 Active 634-char remark

   Show marketing remark (634 chars)

   Exceptional investment opportunity or perfect setup for multi-generational living! This duplex features two units, each offering 3 bedrooms and 2 bathrooms--an uncommon find in an area where most duplexes are only 2 bedrooms. Both units have been updated with fresh paint and new carpet, and each includes a refrigerator that will remain. Previously used as an income-producing investment property, this duplex offers strong rental potential or the option for owner-occupancy in one unit while leasing the other. Whether you're expanding your portfolio or looking for a flexible living arrangement, this property checks all the boxes!

3. 2021-09-17
   historical
4. 2021-09-17
   historical
5. 2019-05-06
   soldstatus
6. 2018-04-20
   listed $159,500
7. 2013-02-11
   listed $165,000
8. 2010-01-29
   listed $183,000

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $36,852
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,948
• − Management: −$2,948
• − Depreciation: −$8,727
• Taxable loss: −$576
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $4,373/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This two-unit duplex is in average condition with cosmetic updates needed. It offers a great investment opportunity with strong rental potential.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — basic and dated
• Minor exterior siding — some discoloration

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would appeal to both buyers and renters
• Both bathroom updates — modernizing bathrooms would appeal to both buyers and renters
• Both exterior paint — fresh paint would improve curb appeal and value
• Both landscaping — pruning and landscaping would improve curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · basic and dated	Moderate	$3,000–15,000
exterior siding · some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would appeal to both buyers and renters ↑
• Both bathroom updates — modernizing bathrooms would appeal to both buyers and renters ↑
• Both exterior paint — fresh paint would improve curb appeal and value ↑
• Both landscaping — pruning and landscaping would improve curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+63.9% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $300,000 MLSU
• 2026-04-01 Listed $320,000 MLSU
• 2021-09-17 Listing Removed — MLSU
• 2021-09-17 Listing Removed — MLSU
• 2019-05-06 Sold (MLS) — MLSU
• 2018-04-20 Listed $159,500 MLSU
• 2013-02-11 Listed $165,000 MLSU
• 2010-01-29 Listed $183,000 MLSU