6628 Lake Glen Dr · Jackson, MS 39213

$60,000

3 bd · 1.5 ba · 1,041 sqft · SingleFamily public records · 333 Days on market

Built 1977 0.25 ac lot $58/sqft · 29% below area Est $84k · 29% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Charming 3-Bedroom Home with Unique Character and Great Potential: This 3-bedroom, 1.5-bath home offers a comfortable layout with plenty of charm. Inside, you'll find a functional kitchen, a cozy den perfect for relaxing or entertaining, and a spacious backyard complete with a storage shed—ideal for quiet evenings or weekend projects. The exterior showcases timeless brickwork, and a driveway. Located in a well-established, active neighborhood with a mix of longtime residents, the home reflects local character and a true sense of community. Being sold as-is, this property is a great opportunity for buyers ready to add their personal touch and unlock its full potential. Please schedule a showing with the REALTOR - by appointment only. There is no yard sign and no lockbox on the property. Property is being sold AS IS, with no warranties or repairs. Serious inquiries only.

Key facts

• 0.25 acre lot
• Parking
• Built 1977

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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: 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: 81 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,210/mo this rent would consume 49% of the median local household income ($30k/yr) (locally 1138% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $6k appreciation (10.0% local appreciation)).
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 333 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask has dropped $32k (35%) 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 333 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 2.02% ✓
• Cap rate: 17.50%
• Cash-on-cash: 40.04%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (median comp): $83,935
• List price: $60,000
• Delta: -28.52%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6690 Glen Ridge Dr	0.15mi	3/2.0	1,113 (+7%)	5mo	$76,500	$69	76
6659 Lake Forest Dr Dr	0.09mi	3/2.0	1,152 (+11%)	14mo	$83,000	$72	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.3%
• Equity multiple: 5.07×
• Total profit: $68,386
• Equity at exit: $54,053

10-year hold

• IRR: 48.8%
• Equity multiple: 11.32×
• Total profit: $173,323
• Equity at exit: $116,567

Cash invested: $16,800 (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 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$56 /mo · $670/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $561

Break-even live

Break-even rent $501

Max offer price $60,000

Occupancy floor 49%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
963 Pine Lake Dr Jackson, MS	3.0	1.5	1196	$1,050	$0.88	43d	1	1.06mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	43d	1	1.37mi

Listing history 32 events

1. 2026-06-18
   days on market $60,000 Active 333 DOM
2. 2026-06-17
   days on market $60,000 Active 332 DOM
3. 2026-06-16
   days on market $60,000 Active 331 DOM
4. 2026-06-15
   days on market $60,000 Active 330 DOM
5. 2026-06-14
   days on market $60,000 Active 328 DOM
6. 2026-06-13
   days on market $60,000 Active 327 DOM
7. 2026-06-10
   days on market $60,000 Active 325 DOM
8. 2026-06-09
   days on market $60,000 Active 324 DOM
9. 2026-06-08
   days on market $60,000 Active 323 DOM
10. 2026-06-07
    days on market $60,000 Active 322 DOM
11. 2026-06-05
    days on market $60,000 Active 319 DOM
12. 2026-06-03
    days on market $60,000 Active 318 DOM
13. 2026-06-02
    days on market $60,000 Active 317 DOM
14. 2026-06-01
    days on market $60,000 Active 316 DOM
15. 2026-05-31
    days on market $60,000 Active 315 DOM
16. 2026-05-30
    days on market $60,000 Active 314 DOM
17. 2025-10-10
    price $60,000 894-char remark

    Show marketing remark (894 chars)

    Charming 3-Bedroom Home with Unique Character and Great Potential: This 3-bedroom, 1.5-bath home offers a comfortable layout with plenty of charm. Inside, you'll find a functional kitchen, a cozy den perfect for relaxing or entertaining, and a spacious backyard complete with a storage shed—ideal for quiet evenings or weekend projects. The exterior showcases timeless brickwork, and a driveway. Located in a well-established, active neighborhood with a mix of longtime residents, the home reflects local character and a true sense of community. Being sold as-is, this property is a great opportunity for buyers ready to add their personal touch and unlock its full potential. Please schedule a showing with the REALTOR - by appointment only. There is no yard sign and no lockbox on the property. Property is being sold AS IS, with no warranties or repairs. Serious inquiries only.

18. 2025-08-10
    price $65,500 894-char remark

    Show marketing remark (894 chars)

    Charming 3-Bedroom Home with Unique Character and Great Potential: This 3-bedroom, 1.5-bath home offers a comfortable layout with plenty of charm. Inside, you'll find a functional kitchen, a cozy den perfect for relaxing or entertaining, and a spacious backyard complete with a storage shed—ideal for quiet evenings or weekend projects. The exterior showcases timeless brickwork, and a driveway. Located in a well-established, active neighborhood with a mix of longtime residents, the home reflects local character and a true sense of community. Being sold as-is, this property is a great opportunity for buyers ready to add their personal touch and unlock its full potential. Please schedule a showing with the REALTOR - by appointment only. There is no yard sign and no lockbox on the property. Property is being sold AS IS, with no warranties or repairs. Serious inquiries only.

19. 2025-07-21
    status Active 894-char remark

    Show marketing remark (894 chars)

    Charming 3-Bedroom Home with Unique Character and Great Potential: This 3-bedroom, 1.5-bath home offers a comfortable layout with plenty of charm. Inside, you'll find a functional kitchen, a cozy den perfect for relaxing or entertaining, and a spacious backyard complete with a storage shed—ideal for quiet evenings or weekend projects. The exterior showcases timeless brickwork, and a driveway. Located in a well-established, active neighborhood with a mix of longtime residents, the home reflects local character and a true sense of community. Being sold as-is, this property is a great opportunity for buyers ready to add their personal touch and unlock its full potential. Please schedule a showing with the REALTOR - by appointment only. There is no yard sign and no lockbox on the property. Property is being sold AS IS, with no warranties or repairs. Serious inquiries only.

20. 2025-07-18
    historical 894-char remark

    Show marketing remark (894 chars)

    Charming 3-Bedroom Home with Unique Character and Great Potential: This 3-bedroom, 1.5-bath home offers a comfortable layout with plenty of charm. Inside, you'll find a functional kitchen, a cozy den perfect for relaxing or entertaining, and a spacious backyard complete with a storage shed—ideal for quiet evenings or weekend projects. The exterior showcases timeless brickwork, and a driveway. Located in a well-established, active neighborhood with a mix of longtime residents, the home reflects local character and a true sense of community. Being sold as-is, this property is a great opportunity for buyers ready to add their personal touch and unlock its full potential. Please schedule a showing with the REALTOR - by appointment only. There is no yard sign and no lockbox on the property. Property is being sold AS IS, with no warranties or repairs. Serious inquiries only.

21. 2025-07-16
    listed $92,500 Active 894-char remark

    Show marketing remark (894 chars)

    Charming 3-Bedroom Home with Unique Character and Great Potential: This 3-bedroom, 1.5-bath home offers a comfortable layout with plenty of charm. Inside, you'll find a functional kitchen, a cozy den perfect for relaxing or entertaining, and a spacious backyard complete with a storage shed—ideal for quiet evenings or weekend projects. The exterior showcases timeless brickwork, and a driveway. Located in a well-established, active neighborhood with a mix of longtime residents, the home reflects local character and a true sense of community. Being sold as-is, this property is a great opportunity for buyers ready to add their personal touch and unlock its full potential. Please schedule a showing with the REALTOR - by appointment only. There is no yard sign and no lockbox on the property. Property is being sold AS IS, with no warranties or repairs. Serious inquiries only.

22. 2021-10-04
    historical
23. 2015-03-13
    soldstatus
24. 2013-07-10
    soldstatus
25. 2013-07-10
    soldstatus
26. 2013-01-23
    listed $9,900
27. 2005-02-11
    soldstatus
28. 2005-02-04
    soldstatus
29. 2004-02-24
    listed $63,500
30. 2000-05-22
    listed $45,000
31. 1988-10-11
    soldstatus
32. 1983-06-02
    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: $670 · $56/mo
• Projected year-2 tax: $670 · $56/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $14,522
• − Mortgage interest: −$3,361
• − Property taxes: −$670
• − Insurance: −$300
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$1,745
• Taxable income: $6,122
• Est. tax owed @ 24.0%: −$1,469
• After-tax cash flow: $5,257/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): 18,691
• Household income: $29,541
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1138.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+33.3% since first listed

16 events — show timeline

• 2025-10-10 Price Changed $60,000 MLSU
• 2025-08-10 Price Changed $65,500 MLSU
• 2025-07-21 Relisted — MLSU
• 2025-07-18 Listing Removed — MLSU
• 2025-07-16 Listed $92,500 MLSU
• 2021-10-04 Listing Removed — MLSU
• 2015-03-13 Sold (Public Records) — Public Records
• 2013-07-10 Sold (Public Records) — Public Records
• 2013-07-10 Sold (MLS) — MLSU
• 2013-01-23 Listed $9,900 MLSU
• 2005-02-11 Sold (MLS) — MLSU
• 2005-02-04 Sold (Public Records) — Public Records
• 2004-02-24 Listed $63,500 MLSU
• 2000-05-22 Listed $45,000 MLSU
• 1988-10-11 Sold (Public Records) — Public Records
• 1983-06-02 Sold (Public Records) — Public Records

Property tax history

-8.9%/yr

Latest (2020): $670 · -0.1% YoY. Source: county tax records.