3703 Northhaven Dr · Jackson, MS 39206

$53,000

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 28 Days on market

Built 1950 0.25 ac lot Est $57k · 8% under

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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
• ARV discount +10.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Appointment REQUIRED, Nice property. Owner occupied. .2/1, Cent. H/A, appliances remain. Nice fenced yard.

Key facts

• 0.25 acre lot
• 3 parking spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $52k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.4% 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: 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: Walton Elementary School (math 2% / reading 8%, grade F, #356 of 375 statewide, top 98%, 374 students, 100% FRL); Powell Middle School (math 3% / reading 6%, grade F, #177 of 179 statewide, top 99%, 320 students, 100% FRL); Callaway High School (math 3% / reading 10%, grade F, #191 of 197 statewide, top 97%, 923 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($43k/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 $366 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

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 $52,205 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.26% ✓
• Cap rate: 19.45%
• Cash-on-cash: 46.98%
• DSCR: 3.09
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $57,304
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3718 Northbrook Dr	0.04mi	2/1.0	942 (-5%)	16mo	$55,000	$58	77
394 Wilshire Ave	0.30mi	2/1.0	969 (-2%)	15mo	$27,500	$28	70
4426 Desoto St	0.10mi	3/1.0 (+1)	1,079 (+9%)	13mo	$99,900	$93	64
3554 Cottage St	0.37mi	2/1.5	1,000 (+1%)	22mo	$35,000	$35	61
305 Conti St	0.66mi	2/1.0	1,033 (+5%)	4mo	$89,500	$87	58
443 Meadowbrook Rd	0.45mi	3/1.0 (+1)	1,088 (+10%)	7mo	$95,000	$87	51
411 Wilshire Ave	0.27mi	3/1.0 (+1)	1,082 (+10%)	24mo	$26,250	$24	47
3519 Cottage St	0.42mi	3/3.0 (+1)	1,096 (+11%)	18mo	$25,000	$23	34

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: 44.1%
• Equity multiple: 2.90×
• Total profit: $28,227
• Equity at exit: $7,902

10-year hold

• IRR: 50.0%
• Equity multiple: 5.82×
• Total profit: $71,461
• Equity at exit: $4,582

Cash invested: $14,840 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,199 high
• Mortgage (P&I): −$278
• Tax est. 1.5%: −$66 /mo · $795/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $581

Break-even live

Break-even rent $464

Max offer price $53,000

Occupancy floor 47%

Sensitivity live

Price	-10% $618	-5% $599	+0% $581	+5% $563	+10% $544
Rent	-10% $486	-5% $534	+0% $581	+5% $628	+10% $676
Rate	-1.0pp $608	-0.5pp $594	base $581	+0.5pp $567	+1.0pp $553

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	24d	1	0.05mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	14d	1	0.11mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	24d	1	0.11mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	44d	1	0.13mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	14d	1	0.13mi
365 W Northside Dr Jackson, MS	1.0	1.0	550	$899	$1.63	44d	1	0.21mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	14d	1	0.55mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	21d	1	0.61mi
3908 N State St Jackson, MS	1.0	1.0	740	$2,800	$3.78	44d	1	0.62mi
3816 N State St Unit 3816 Jackson, MS	1.0	1.0	700	$1,095	$1.56	44d	1	0.67mi
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	44d	1	0.77mi
327 Decelle St Jackson, MS	2.0	1.0	1120	$1,000	$0.89	24d	1	0.94mi
327 Decelle St Unit a Jackson, MS	2.0	1.0	1120	$1,200	$1.07	44d	1	0.94mi
227 Lawrence Rd Jackson, MS	1.0	1.0	840	$900	$1.07	24d	1	0.99mi
227 Lawrence Rd #227 Jackson, MS	2.0	1.0	840	$995	$1.18	44d	1	0.99mi
227 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	14d	2	0.99mi
229 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	24d	1	0.99mi
229 Lawrence Rd #229 Jackson, MS	2.0	1.0	840	$995	$1.18	44d	1	0.99mi
1175 Eminence Row Jackson, MS	2.0	1.0	700	$650	$0.93	44d	1	1.06mi
509 Lorenz Blvd Jackson, MS	2.0	1.0	850	$995	$1.17	24d	1	1.28mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$900	$0.86	14d	31	1.45mi

Listing history 4 events

1. 2026-04-14
   status Pending
2. 2026-03-17
   listed $53,000 Active
3. 1994-05-27
   soldstatus
4. 1991-09-09
   soldstatus

ⓘ 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 (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 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: $14,388
• − Mortgage interest: −$2,969
• − Property taxes: −$795
• − Insurance: −$265
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$1,542
• Taxable income: $6,516
• Est. tax owed @ 24.0%: −$1,564
• After-tax cash flow: $5,408/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

4 events — show timeline

• 2026-04-14 Pending — MLSU
• 2026-03-17 Listed $53,000 MLSU
• 1994-05-27 Sold (Public Records) — Public Records
• 1991-09-09 Sold (Public Records) — Public Records