8 Moss Forest Pl · Jackson, MS 39211

$305,000

4 bd · 2.5 ba · 2,771 sqft · SingleFamily public records · 194 Days on market

Built 1980 9,583 sqft lot $110/sqft · at area comps Est $306k · at est. $69/mo HOA · 3% of rent ↓ 14% since listing

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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 +13.6/30.0
• ARV discount +7.6/15.0
• Rent growth +4.5/5.0
• DSCR +4.1/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into a beautifully updated home in the gated Northpointe community, offering the perfect blend of space, comfort, and low maintenance living. This inviting property has been thoughtfully cared for and designed with families in mind, giving you room to grow and a welcoming layout that makes everyday living feel effortless. Tall ceilings greet you as you enter, creating an open and airy feel throughout the main level. The primary bedroom is conveniently located downstairs with separate closets for ease and functionality. The updated flooring in the entryway and primary suite adds a modern touch without losing the home's timeless style. The kitchen is the heart of the home, newly refreshed with quartz countertops, an island for easy meal prep, a stylish backsplash, and fresh paint to brighten the space. Upstairs, you will find three generous bedrooms, each with ample closet space and room to spread out. The backyard is where this home truly shines. Designed for relaxation and quality time, it offers multiple outdoor living areas with very little grass to maintain. A natural tree canopy provides shade and privacy, complemented by beautiful holly bushes that create a peaceful retreat. Enjoy evenings around the impressive natural gas flagstone fireplace with a semicircle bench. A gas line is ready for your grill, and the pergola offers the perfect spot for gatherings, dining, or weekend unwinding. The driveway has been extended for added convenience and a newly poured concrete walkway leads to the charming flagstone entry, elevating the home's curb appeal. The front and garage doors were also replaced within the last five years. With the community pool just a short stroll away, you will love the blend of relaxation, recreation, and comfort this home offers. Schedule your private tour today and come experience a home that is ready for your next chapter.

Key facts

• Quartz countertops
• Community pool
• Updated flooring

Tags

• GATED NORTHPOINTE COMMUNITY
• UPDATED FLOORING
• QUARTZ COUNTERTOPS
• EXTENDED DRIVEWAY
• NEWLY POURED CONCRETE WALKWAY
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $18 ($213/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (16.6% below list).
• Recommended offer: $254k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($69k/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 $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.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,251 (16.6% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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 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: 0.83% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (median comp): $305,954
• List price: $305,000
• Delta: -0.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Heritage Ct	0.10mi	4/3.0	2,801 (+1%)	8mo	$298,500	$107	85
41 Autumn Hill Dr	0.23mi	3/2.0 (-1)	2,722 (-2%)	6mo	$269,000	$99	74
100 Rolling Meadows Dr	0.37mi	4/3.5	2,945 (+6%)	5mo	$165,000	$56	64
9 Autumn Hill Cv	0.21mi	3/2.5 (-1)	2,466 (-11%)	7mo	$315,000	$128	61
6237 Waterford Dr	0.16mi	4/3.5	3,181 (+15%)	10mo	$292,000	$92	56
32 Raintree Pl	0.23mi	4/3.5	3,134 (+13%)	10mo	$245,000	$78	55
1630 Plantation Blvd	0.40mi	4/2.0	2,378 (-14%)	1mo	$239,000	$101	55
1707 Plantation Boulevard Blvd	0.26mi	4/2.0	2,385 (-14%)	10mo	$258,900	$109	55
6 Arlington Park	0.43mi	3/3.5 (-1)	2,997 (+8%)	5mo	$499,000	$166	54
5822 Lake Trace Cir	0.54mi	4/2.0	2,478 (-11%)	7mo	$260,000	$105	49
112 Rolling Meadows Dr	0.43mi	4/2.5	3,159 (+14%)	10mo	$299,999	$95	49
16 Waterford Pl	0.44mi	3/2.0 (-1)	2,454 (-11%)	9mo	$335,000	$137	46

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 · 7.9% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.59×
• Total profit: $-35,172
• Equity at exit: $45,476

10-year hold

• IRR: 4.1%
• Equity multiple: 1.36×
• Total profit: $30,438
• Equity at exit: $26,371

Cash invested: $85,400 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,543 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$195 /mo · $2,344/yr
• Insurance: −$127
• HOA: −$69
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $18

Break-even live

Break-even rent $2,520

Max offer price $305,000

Occupancy floor 94%

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Moss Forest Cir Jackson, MS	4.0	3.0	2624	$3,000	$1.14	13d	1	0.05mi
6231 Waterford Dr Jackson, MS	4.0	3.5	2892	$2,200	$0.76	23d	1	0.20mi
2009 Lake Trace Dr Jackson, MS	4.0	2.0	2028	$1,950	$0.96	13d	1	0.38mi
117 Rolling Creek Dr Jackson, MS	4.0	2.5	2459	$2,700	$1.10	23d	1	0.43mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	2401	$1,675	$0.70	13d	1	0.93mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	1955	$1,675	$0.86	23d	1	0.93mi

HOA detail

• Monthly dues: $69 · $828/yr
• Likely covers: gaspoolsecurity

Listing history 32 events

1. 2026-06-15
   status $305,000 Pending 194 DOM
2. 2026-06-15
   days on market $305,000 Active 194 DOM
3. 2026-06-14
   days on market $305,000 Active 192 DOM
4. 2026-06-13
   days on market $305,000 Active 191 DOM
5. 2026-06-10
   days on market $305,000 Active 189 DOM
6. 2026-06-09
   days on market $305,000 Active 188 DOM
7. 2026-06-08
   days on market $305,000 Active 187 DOM
8. 2026-06-07
   days on market $305,000 Active 186 DOM
9. 2026-06-05
   days on market $305,000 Active 183 DOM
10. 2026-06-03
    pricedays on market $305,000 Active 182 DOM
11. 2026-06-02
    days on market $313,000 Active 181 DOM
12. 2026-06-01
    days on market $313,000 Active 180 DOM
13. 2026-05-31
    days on market $313,000 Active 179 DOM
14. 2026-05-30
    days on market $313,000 Active 178 DOM
15. 2026-03-13
    price $313,000 1898-char remark

    Show marketing remark (1898 chars)

    Step into a beautifully updated home in the gated Northpointe community, offering the perfect blend of space, comfort, and low maintenance living. This inviting property has been thoughtfully cared for and designed with families in mind, giving you room to grow and a welcoming layout that makes everyday living feel effortless. Tall ceilings greet you as you enter, creating an open and airy feel throughout the main level. The primary bedroom is conveniently located downstairs with separate closets for ease and functionality. The updated flooring in the entryway and primary suite adds a modern touch without losing the home's timeless style. The kitchen is the heart of the home, newly refreshed with quartz countertops, an island for easy meal prep, a stylish backsplash, and fresh paint to brighten the space. Upstairs, you will find three generous bedrooms, each with ample closet space and room to spread out. The backyard is where this home truly shines. Designed for relaxation and quality time, it offers multiple outdoor living areas with very little grass to maintain. A natural tree canopy provides shade and privacy, complemented by beautiful holly bushes that create a peaceful retreat. Enjoy evenings around the impressive natural gas flagstone fireplace with a semicircle bench. A gas line is ready for your grill, and the pergola offers the perfect spot for gatherings, dining, or weekend unwinding. The driveway has been extended for added convenience and a newly poured concrete walkway leads to the charming flagstone entry, elevating the home's curb appeal. The front and garage doors were also replaced within the last five years. With the community pool just a short stroll away, you will love the blend of relaxation, recreation, and comfort this home offers. Schedule your private tour today and come experience a home that is ready for your next chapter.

16. 2026-02-16
    price $315,000 1898-char remark

    Show marketing remark (1898 chars)

    Step into a beautifully updated home in the gated Northpointe community, offering the perfect blend of space, comfort, and low maintenance living. This inviting property has been thoughtfully cared for and designed with families in mind, giving you room to grow and a welcoming layout that makes everyday living feel effortless. Tall ceilings greet you as you enter, creating an open and airy feel throughout the main level. The primary bedroom is conveniently located downstairs with separate closets for ease and functionality. The updated flooring in the entryway and primary suite adds a modern touch without losing the home's timeless style. The kitchen is the heart of the home, newly refreshed with quartz countertops, an island for easy meal prep, a stylish backsplash, and fresh paint to brighten the space. Upstairs, you will find three generous bedrooms, each with ample closet space and room to spread out. The backyard is where this home truly shines. Designed for relaxation and quality time, it offers multiple outdoor living areas with very little grass to maintain. A natural tree canopy provides shade and privacy, complemented by beautiful holly bushes that create a peaceful retreat. Enjoy evenings around the impressive natural gas flagstone fireplace with a semicircle bench. A gas line is ready for your grill, and the pergola offers the perfect spot for gatherings, dining, or weekend unwinding. The driveway has been extended for added convenience and a newly poured concrete walkway leads to the charming flagstone entry, elevating the home's curb appeal. The front and garage doors were also replaced within the last five years. With the community pool just a short stroll away, you will love the blend of relaxation, recreation, and comfort this home offers. Schedule your private tour today and come experience a home that is ready for your next chapter.

17. 2026-01-07
    price $320,000 1898-char remark

    Show marketing remark (1898 chars)

    Step into a beautifully updated home in the gated Northpointe community, offering the perfect blend of space, comfort, and low maintenance living. This inviting property has been thoughtfully cared for and designed with families in mind, giving you room to grow and a welcoming layout that makes everyday living feel effortless. Tall ceilings greet you as you enter, creating an open and airy feel throughout the main level. The primary bedroom is conveniently located downstairs with separate closets for ease and functionality. The updated flooring in the entryway and primary suite adds a modern touch without losing the home's timeless style. The kitchen is the heart of the home, newly refreshed with quartz countertops, an island for easy meal prep, a stylish backsplash, and fresh paint to brighten the space. Upstairs, you will find three generous bedrooms, each with ample closet space and room to spread out. The backyard is where this home truly shines. Designed for relaxation and quality time, it offers multiple outdoor living areas with very little grass to maintain. A natural tree canopy provides shade and privacy, complemented by beautiful holly bushes that create a peaceful retreat. Enjoy evenings around the impressive natural gas flagstone fireplace with a semicircle bench. A gas line is ready for your grill, and the pergola offers the perfect spot for gatherings, dining, or weekend unwinding. The driveway has been extended for added convenience and a newly poured concrete walkway leads to the charming flagstone entry, elevating the home's curb appeal. The front and garage doors were also replaced within the last five years. With the community pool just a short stroll away, you will love the blend of relaxation, recreation, and comfort this home offers. Schedule your private tour today and come experience a home that is ready for your next chapter.

18. 2025-12-03
    listed $325,000 Active 1898-char remark

    Show marketing remark (1898 chars)

    Step into a beautifully updated home in the gated Northpointe community, offering the perfect blend of space, comfort, and low maintenance living. This inviting property has been thoughtfully cared for and designed with families in mind, giving you room to grow and a welcoming layout that makes everyday living feel effortless. Tall ceilings greet you as you enter, creating an open and airy feel throughout the main level. The primary bedroom is conveniently located downstairs with separate closets for ease and functionality. The updated flooring in the entryway and primary suite adds a modern touch without losing the home's timeless style. The kitchen is the heart of the home, newly refreshed with quartz countertops, an island for easy meal prep, a stylish backsplash, and fresh paint to brighten the space. Upstairs, you will find three generous bedrooms, each with ample closet space and room to spread out. The backyard is where this home truly shines. Designed for relaxation and quality time, it offers multiple outdoor living areas with very little grass to maintain. A natural tree canopy provides shade and privacy, complemented by beautiful holly bushes that create a peaceful retreat. Enjoy evenings around the impressive natural gas flagstone fireplace with a semicircle bench. A gas line is ready for your grill, and the pergola offers the perfect spot for gatherings, dining, or weekend unwinding. The driveway has been extended for added convenience and a newly poured concrete walkway leads to the charming flagstone entry, elevating the home's curb appeal. The front and garage doors were also replaced within the last five years. With the community pool just a short stroll away, you will love the blend of relaxation, recreation, and comfort this home offers. Schedule your private tour today and come experience a home that is ready for your next chapter.

19. 2025-11-09
    historical
20. 2025-10-26
    price $334,900
21. 2025-10-17
    price $337,400
22. 2025-10-11
    price $339,900
23. 2025-09-26
    price $342,400
24. 2025-08-29
    price $344,900
25. 2025-08-14
    price $349,900
26. 2025-07-31
    price $354,900
27. 2025-07-18
    price $360,000
28. 2025-07-07
    price $362,500
29. 2025-05-12
    listed $365,000 Active
30. 2010-03-18
    soldstatus
31. 1998-03-31
    soldstatus
32. 1994-09-09
    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: $2,344 · $195/mo
• Projected year-2 tax: $2,410 · $201/mo
• Expected delta: +$66/yr (+$5/mo · 2.8%)

ⓘ 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 · 20 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: $30,510
• − Mortgage interest: −$17,085
• − Property taxes: −$2,344
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,441
• − Management: −$2,441
• − HOA: −$828
• − Depreciation: −$8,873
• Taxable loss: −$5,026
• Est. tax savings @ 24.0%: +$1,206
• After-tax cash flow: $1,419/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

-14.2% since first listed

18 events — show timeline

• 2026-03-13 Price Changed $313,000 MLSU
• 2026-02-16 Price Changed $315,000 MLSU
• 2026-01-07 Price Changed $320,000 MLSU
• 2025-12-03 Listed $325,000 MLSU
• 2025-11-09 Listing Removed — MLSU
• 2025-10-26 Price Changed $334,900 MLSU
• 2025-10-17 Price Changed $337,400 MLSU
• 2025-10-11 Price Changed $339,900 MLSU
• 2025-09-26 Price Changed $342,400 MLSU
• 2025-08-29 Price Changed $344,900 MLSU
• 2025-08-14 Price Changed $349,900 MLSU
• 2025-07-31 Price Changed $354,900 MLSU
• 2025-07-18 Price Changed $360,000 MLSU
• 2025-07-07 Price Changed $362,500 MLSU
• 2025-05-12 Listed $365,000 MLSU
• 2010-03-18 Sold (Public Records) — Public Records
• 1998-03-31 Sold (Public Records) — Public Records
• 1994-09-09 Sold (Public Records) — Public Records

Property tax history

-6.5%/yr

Latest (2025): $2,344 · +4.5% YoY. Source: county tax records.