2443 River Oaks Blvd Unit A & B · Jackson, MS 39211

$245,000

4 bd · 3.0 ba · 2,284 sqft · MultiFamily · 69 Days on market

Built 1985 Fair condition 3,484 sqft lot $107/sqft · 22% above area Est $201k · 22% over

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Why this score? — see what drove the C- 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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• 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

2443 A & B - This Duplex is priced to sell quickly. ***Opportunity to Assume Loan with 2.75% Interest***. Great investment property to live in one unit and rent the other. Each side has 2 Bedrooms and 2 Baths, Open Den with Fireplace, Breakfast Area, Remodeled Kitchen, Spacious Bedrooms with Multiple Large Closets, Laundry Closet, Covered Porch and Fully Fenced Backyard! Convenient Location close to Shopping, Hospitals and Restaurants.

Key facts

• Covered porch
• Remodeled kitchen
• Open den

Tags

• DUPLEX
• OPEN DEN
• FIREPLACE
• BREAKFAST AREA
• REMODELED KITCHEN
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $245k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive. Per door: $284/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $230k (6.0% 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 (+7.9%/yr); 221 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $2,862/mo this rent would consume 49% 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 $7k 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 $69k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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.

Recommended offer $230,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.17% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (median comp): $201,279
• List price: $245,000
• Delta: 21.72%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $11,317
• Equity at exit: $36,530

10-year hold

• IRR: 17.7%
• Equity multiple: 2.81×
• Total profit: $123,854
• Equity at exit: $21,183

Cash invested: $68,600 (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: 14.3×

Monthly cashflow live

• Estimated rent: $2,862 high
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $568

Break-even live

Break-even rent $2,143

Max offer price $245,000

Occupancy floor 75%

Sensitivity live

Price	-10% $737	-5% $652	+0% $568	+5% $483	+10% $399
Rent	-10% $342	-5% $455	+0% $568	+5% $681	+10% $794
Rate	-1.0pp $691	-0.5pp $630	base $568	+0.5pp $504	+1.0pp $440

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,862
Total (2 units)			$2,862

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Rolling Creek Dr Jackson, MS	4.0	2.5	2459	$2,700	$1.10	24d	1	0.46mi
6231 Waterford Dr Jackson, MS	4.0	3.5	2892	$2,200	$0.76	24d	1	0.75mi
47 Moss Forest Cir Jackson, MS	4.0	3.0	2624	$3,000	$1.14	15d	1	0.86mi
2009 Lake Trace Dr Jackson, MS	4.0	2.0	2028	$1,950	$0.96	15d	1	0.93mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	2401	$1,675	$0.70	15d	1	1.05mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	1955	$1,675	$0.86	24d	1	1.05mi

Listing history 25 events

1. 2026-06-18
   days on market $245,000 Active 69 DOM
2. 2026-06-17
   days on market $245,000 Active 68 DOM
3. 2026-06-16
   days on market $245,000 Active 67 DOM
4. 2026-06-15
   days on market $245,000 Active 66 DOM
5. 2026-06-14
   days on market $245,000 Active 64 DOM
6. 2026-06-13
   days on market $245,000 Active 63 DOM
7. 2026-06-10
   days on market $245,000 Active 61 DOM
8. 2026-06-09
   days on market $245,000 Active 60 DOM
9. 2026-06-08
   days on market $245,000 Active 59 DOM
10. 2026-06-07
    days on market $245,000 Active 58 DOM
11. 2026-06-05
    days on market $245,000 Active 55 DOM
12. 2026-06-03
    days on market $245,000 Active 54 DOM
13. 2026-06-02
    days on market $245,000 Active 53 DOM
14. 2026-06-01
    days on market $245,000 Active 52 DOM
15. 2026-05-31
    days on market $245,000 Active 51 DOM
16. 2026-05-30
    days on market $245,000 Active 50 DOM
17. 2026-04-20
    status Active 443-char remark

    Show marketing remark (443 chars)

    2443 A & B - This Duplex is priced to sell quickly. ***Opportunity to Assume Loan with 2.75% Interest***. Great investment property to live in one unit and rent the other. Each side has 2 Bedrooms and 2 Baths, Open Den with Fireplace, Breakfast Area, Remodeled Kitchen, Spacious Bedrooms with Multiple Large Closets, Laundry Closet, Covered Porch and Fully Fenced Backyard! Convenient Location close to Shopping, Hospitals and Restaurants.

18. 2026-04-06
    status Pending 443-char remark

    Show marketing remark (443 chars)

    2443 A & B - This Duplex is priced to sell quickly. ***Opportunity to Assume Loan with 2.75% Interest***. Great investment property to live in one unit and rent the other. Each side has 2 Bedrooms and 2 Baths, Open Den with Fireplace, Breakfast Area, Remodeled Kitchen, Spacious Bedrooms with Multiple Large Closets, Laundry Closet, Covered Porch and Fully Fenced Backyard! Convenient Location close to Shopping, Hospitals and Restaurants.

19. 2026-04-03
    status Active 443-char remark

    Show marketing remark (443 chars)

    2443 A & B - This Duplex is priced to sell quickly. ***Opportunity to Assume Loan with 2.75% Interest***. Great investment property to live in one unit and rent the other. Each side has 2 Bedrooms and 2 Baths, Open Den with Fireplace, Breakfast Area, Remodeled Kitchen, Spacious Bedrooms with Multiple Large Closets, Laundry Closet, Covered Porch and Fully Fenced Backyard! Convenient Location close to Shopping, Hospitals and Restaurants.

20. 2026-03-20
    status Pending 443-char remark

    Show marketing remark (443 chars)

    2443 A & B - This Duplex is priced to sell quickly. ***Opportunity to Assume Loan with 2.75% Interest***. Great investment property to live in one unit and rent the other. Each side has 2 Bedrooms and 2 Baths, Open Den with Fireplace, Breakfast Area, Remodeled Kitchen, Spacious Bedrooms with Multiple Large Closets, Laundry Closet, Covered Porch and Fully Fenced Backyard! Convenient Location close to Shopping, Hospitals and Restaurants.

21. 2026-03-14
    listed $245,000 Active 443-char remark

    Show marketing remark (443 chars)

    2443 A & B - This Duplex is priced to sell quickly. ***Opportunity to Assume Loan with 2.75% Interest***. Great investment property to live in one unit and rent the other. Each side has 2 Bedrooms and 2 Baths, Open Den with Fireplace, Breakfast Area, Remodeled Kitchen, Spacious Bedrooms with Multiple Large Closets, Laundry Closet, Covered Porch and Fully Fenced Backyard! Convenient Location close to Shopping, Hospitals and Restaurants.

22. 2017-12-11
    soldstatus 543-char remark

    Show marketing remark (543 chars)

    2 UNITS PRICED TO SELL QUICK. Great investment property to rent out or live in one and rent the other. Each side is 2BR/2BA, open den with wood burning fireplace, breakfast area, wonderful kitchen with fridge, spacious bedrooms with multiple closets, fully fenced back yard and covered porch. Unit A has stainless steel appliances including built in microwave, double vanities, tiled shower, new ceiling fan and shed out back. Unit B has carpet and wood down and all carpet up. Convenient location close to shopping, hospitals and restaurants.

23. 2017-11-29
    listed $115,000 543-char remark

    Show marketing remark (543 chars)

    2 UNITS PRICED TO SELL QUICK. Great investment property to rent out or live in one and rent the other. Each side is 2BR/2BA, open den with wood burning fireplace, breakfast area, wonderful kitchen with fridge, spacious bedrooms with multiple closets, fully fenced back yard and covered porch. Unit A has stainless steel appliances including built in microwave, double vanities, tiled shower, new ceiling fan and shed out back. Unit B has carpet and wood down and all carpet up. Convenient location close to shopping, hospitals and restaurants.

24. 2006-02-14
    soldstatus
25. 2005-09-27
    listed $160,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $34,344
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,748
• − Management: −$2,748
• − Depreciation: −$7,127
• Taxable income: $3,098
• Est. tax owed @ 24.0%: −$743
• After-tax cash flow: $6,071/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 · 9 photos

Fair 45/100 Moderate rehab

This two-unit duplex requires moderate repairs and maintenance to improve its condition and value. Painting, updating countertops, and landscaping improvements would significantly enhance its appeal.

Repairs flagged

• Moderate Kitchen countertops — Worn appearance
• Moderate Bathroom fixtures — Dated appearance
• Minor Exterior siding — Some discoloration

Value-add opportunities

• Both Painting and updating kitchen countertops — Fresh paint and new countertops would enhance both resale and rental appeal
• Both Landscaping improvements — Enhanced curb appeal would attract more buyers and renters
• Both Updating bathroom fixtures — Modern fixtures would appeal to both buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance	Moderate	$3,000–15,000
Bathroom fixtures · Dated appearance	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 Painting and updating kitchen countertops — Fresh paint and new countertops would enhance both resale and rental appeal ↑
• Both Landscaping improvements — Enhanced curb appeal would attract more buyers and renters ↑
• Both Updating bathroom fixtures — Modern fixtures would appeal to both buyers and renters ↑

ⓘ 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

+53.1% since first listed

9 events — show timeline

• 2026-04-20 Relisted — MLSU
• 2026-04-06 Pending — MLSU
• 2026-04-03 Relisted — MLSU
• 2026-03-20 Pending — MLSU
• 2026-03-14 Listed $245,000 MLSU
• 2017-12-11 Sold (MLS) — MLSU
• 2017-11-29 Listed $115,000 MLSU
• 2006-02-14 Sold (MLS) — MLSU
• 2005-09-27 Listed $160,000 MLSU