9 Oakford Ct · Jackson, MS 39211

$149,500

3 bd · 3.0 ba · 1,568 sqft · SingleFamily public records · 5 Days on market

Built 1985 5,662 sqft lot $95/sqft · at area comps Est $147k · at est.

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +6.6/15.0
• 1% rule +5.8/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover low-maintenance living in this charming 2-bedroom, 2-bathroom brick townhouse situated on a quiet cul-de-sac in established Jackson neighborhood. Offering approximately 1,500+ square feet across two stories, this move-in ready property features carpeted bedrooms upstairs and spacious living areas downstairs with polished stained concrete flooring. The galley-style kitchen features granite-look tile countertops, stainless steel appliances, and abundant wood cabinetry, flowing into the adjacent dining area with direct access to the private patio. The open living and dining spaces are enhanced by warm wood trim and brick fireplace hearth, creating an inviting atmosphere throughout. Bo

Key facts

• Quiet cul-de-sac
• Brick townhouse
• Galley style kitchen

Tags

• BRICK TOWNHOUSE
• QUIET CUL-DE-SAC
• GALLEY STYLE KITCHEN
• GRANITE LOOK TILE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• ABUNDANT WOOD CABINETRY

Property features AI

Exterior

• Parking: Attached garage (enclosed) with storage — 1 garage space; Driveway parking — total 2 parking spaces; Concrete surfaces
• Security: Dead bolt locks
• Utilities: Public water and public sewer; Electricity connected; Natural gas connected; Cable and phone available; Fiber to the house
• Home design: Townhouse; Two levels; Move-in ready; End unit
• Construction: Brick and siding construction; Slab foundation; Architectural shingle roof; Built (year source: appraiser)
• Exterior features: Private yard; Patio; Rain gutters; Privacy wood fencing in back yard; Landscaped, many trees, level lot; Located on cul-de-sac

Interior

• Kitchen: Induction cooktop; Free-standing range; Oven; Microwave; Dishwasher; Disposal; Stainless steel appliances
• Bedrooms: Main bedroom (upper level); Bedroom/suite 2 (upper level)
• Flooring: Carpet; Concrete (painted/stained); Vinyl
• Bathrooms: One full bathroom with double vanity adjacent to main bedroom (upper level); Three-quarter bathroom with entry from Bedroom 2 (upper level); Half bath on main level near kitchen
• Heating & cooling: Central heating (natural gas) and central air; Fireplace heating; Ceiling fans
• Interior features: Open floorplan; Bookcases; Ceiling fans; Double vanity in primary bath; Fireplace with gas starter, raised hearth (living room); Blinds, insulated windows with wood frames; Dead bolt locks, French doors, metal insulated doors
• Laundry & utility: Washer and dryer hooksups; Electric dryer hookup; Laundry closet in hall near kitchen (main level) — inside

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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: 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $149,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.99%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

• ARV (median comp): $146,690
• List price: $149,500
• Delta: 1.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Stanford Ct	0.10mi	3/2.0	1,403 (-10%)	6mo	$165,000	$118	68
50 Northtown Rd	0.21mi	3/2.5	1,750 (+12%)	16mo	$159,900	$91	55
503 N Canton Club Cir	0.51mi	3/2.0	1,540 (-2%)	17mo	$79,900	$52	55
235 Park Lane Pl	0.62mi	2/2.0 (-1)	1,607 (+2%)	7mo	$158,000	$98	52
251 Park Lane Pl	0.65mi	2/2.0 (-1)	1,598 (+2%)	16mo	$190,000	$119	44
5863 Canton Park Dr	0.70mi	4/2.0 (+1)	1,703 (+9%)	4mo	$84,000	$49	41
255 Park Lane Pl	0.65mi	2/2.0 (-1)	1,440 (-8%)	9mo	$182,500	$127	40
5808 Deer Trl	0.52mi	3/2.0	1,373 (-12%)	19mo	$122,900	$90	35
5828 E Sedgwick Ct	0.60mi	4/3.0 (+1)	1,761 (+12%)	15mo	$150,000	$85	34
323 Foxboro Dr	0.56mi	3/2.0	1,361 (-13%)	22mo	$140,000	$103	30
5838 Canton Park Dr	0.73mi	3/2.0	1,395 (-11%)	22mo	$149,500	$107	26

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: 5.0%
• Equity multiple: 1.20×
• Total profit: $8,489
• Equity at exit: $22,291

10-year hold

• IRR: 18.2%
• Equity multiple: 2.83×
• Total profit: $76,577
• Equity at exit: $12,926

Cash invested: $41,860 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,617 high
• Mortgage (P&I): −$784
• Tax from tax record: −$48 /mo · $577/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $383

Break-even live

Break-even rent $1,132

Max offer price $149,500

Occupancy floor 71%

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Northtown Dr Unit 001G Jackson, MS	3.0	2.0	1260	$1,449	$1.15	14d	1	0.04mi
51 Northtown Dr Apt 10E Jackson, MS	2.0	2.0	1096	$1,199	$1.09	14d	1	0.28mi
51 Northtown Dr Unit 001F Jackson, MS	3.0	2.0	1260	$1,644	$1.30	14d	1	0.28mi
51 Northtown Dr Apt 13L Jackson, MS	2.0	2.0	1096	$1,364	$1.24	43d	1	0.28mi
51 Northtown Dr Unit 027B Jackson, MS	2.0	2.0	1096	$1,439	$1.31	14d	1	0.28mi
51 Northtown Dr Unit 001B Jackson, MS	3.0	2.0	1260	$1,499	$1.19	14d	1	0.28mi
51 Northtown Dr Unit 027G Jackson, MS	2.0	2.0	1096	$1,279	$1.17	14d	1	0.28mi
51 Northtown Dr Unit 014G Jackson, MS	2.0	2.0	1096	$1,249	$1.14	14d	1	0.28mi
51 Northtown Dr Unit 021A Jackson, MS	3.0	2.0	1500	$1,694	$1.13	21d	1	0.28mi
51 Northtown Dr Unit 002G Jackson, MS	3.0	2.0	1260	$1,644	$1.30	43d	1	0.28mi
35 Meadowoods Ter Jackson, MS	3.0	2.0	1269	$1,450	$1.14	23d	1	0.38mi
2501 River Oaks Blvd Jackson, MS	1.0–2.0	1.0–2.0	980	$1,600	$1.63	14d	6	0.47mi
214 Foxboro Dr Jackson, MS	3.0	2.0	1224	$1,395	$1.14	14d	1	0.51mi
2009 Lake Trace Dr Jackson, MS	4.0	2.0	2028	$1,950	$0.96	14d	1	0.59mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	1955	$1,675	$0.86	23d	1	0.69mi
119 S Canton Club Cir Jackson, MS	3.0	2.0	1444	$1,595	$1.10	23d	1	0.82mi
109 Pine Knoll Dr Ridgeland, MS	2.0	2.0	1050	$1,350	$1.29	14d	1	0.99mi
1620 E County Line Rd Ridgeland, MS	1.0–3.0	1.0–2.5	1126	$1,595	$1.42	14d	7	1.05mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$2,255	$2.10	14d	15	1.11mi
879 William Blvd Ridgeland, MS	1.0–3.0	1.0–2.0	1117	$1,397	$1.25	14d	7	1.30mi

Listing history 4 events

1. 2026-05-17
   status Pending 1569-char remark
2. 2026-05-11
   listed $149,500 Active 1569-char remark
3. 1997-02-28
   soldstatus
4. 1986-02-18
   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: $577 · $48/mo
• Projected year-2 tax: $1,181 · $98/mo
• Expected delta: +$605/yr (+$50/mo · 104.9%)

ⓘ 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 (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: $19,406
• − Mortgage interest: −$8,374
• − Property taxes: −$577
• − Insurance: −$748
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$4,349
• Taxable income: $2,254
• Est. tax owed @ 24.0%: −$541
• After-tax cash flow: $4,058/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

4 events — show timeline

• 2026-05-17 Pending — MLSU
• 2026-05-11 Listed $149,500 MLSU
• 1997-02-28 Sold (Public Records) — Public Records
• 1986-02-18 Sold (Public Records) — Public Records

Property tax history

-8.3%/yr

Latest (2025): $577 · +11.2% YoY. Source: county tax records.