1649 E Northside Dr · Jackson, MS 39211

$165,000

3 bd · 2.0 ba · 1,341 sqft · SingleFamily public records · 13 Days on market

Built 1955 0.35 ac lot $123/sqft · 17% below area Est $205k · 20% under

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.7/10.0
• 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 MLS

Looking for a 3-bedroom 2 bath home in the heart of Jackson, MS? Look no further!! Beautiful home located in North Jackson. Just minutes away from shopping and dining. Call your Realtor today. Property sold as is.

Key facts

• 0.35 acre lot
• 2 parking spots
• Built 1955

Property features AI

Exterior

• Parking: Attached carport for 2 cars on a concrete pad
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Brick and brick veneer exterior; Architectural shingle roof
• Construction: Conventional foundation
• Exterior features: Back yard fencing; Corner lot

Interior

• Kitchen: Cooktop
• Bedrooms: Three bedrooms
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Has fireplace with mantels in the dining room and an exterior fireplace; Move-in ready condition
• Laundry & utility: Crawl space foundation (utility access)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

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: Casey Elementary School (math 17% / reading 42%, grade F, #188 of 375 statewide, top 51%, 279 students, 100% FRL); 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $165,000

Questions for the listing agent

1. Built in 1955 — 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: 1.07% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (median comp): $205,002
• List price: $165,000
• Delta: -19.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1621 Lockwood Ave	0.15mi	3/2.0	1,474 (+10%)	2mo	$215,000	$146	75
1838 Parkridge Dr	0.38mi	3/2.0	1,331 (-1%)	9mo	$169,900	$128	74
4272 Forest Park Dr	0.35mi	3/2.0	1,341 (0%)	13mo	$208,000	$155	73
1615 Winchester St	0.30mi	3/2.0	1,364 (+2%)	16mo	$82,900	$61	70
4352 Ridgewood Cir	0.27mi	3/2.0	1,300 (-3%)	15mo	$85,000	$65	70
4346 Manhassett Dr	0.24mi	3/2.0	1,406 (+5%)	14mo	$205,000	$146	69
1663 Winchester St	0.28mi	3/2.0	1,411 (+5%)	14mo	$90,000	$64	66
1817 Meadowbrook Rd	0.51mi	2/1.5 (-1)	1,328 (-1%)	3mo	$155,000	$117	65
1811 Meadowbrook Rd	0.51mi	2/1.5 (-1)	1,385 (+3%)	3mo	$155,000	$112	61
1662 Winchester St	0.31mi	3/2.0	1,512 (+13%)	4mo	$174,500	$115	61
1443 Sheffield Dr	0.53mi	3/2.0	1,203 (-10%)	5mo	$126,000	$105	54
118 Ashcot Cir	0.63mi	3/2.0	1,502 (+12%)	6mo	$239,000	$159	45

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: 1.1%
• Equity multiple: 1.05×
• Total profit: $2,086
• Equity at exit: $24,602

10-year hold

• IRR: 15.0%
• Equity multiple: 2.49×
• Total profit: $68,699
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$865
• Tax from tax record: −$154 /mo · $1,853/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $309

Break-even live

Break-even rent $1,378

Max offer price $165,000

Occupancy floor 78%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4263 Forest Park Dr Jackson, MS	3.0	2.0	1318	$1,949	$1.48	44d	1	0.39mi
5000 Ridgewood Rd Jackson, MS	2.0	2.0	1093	$1,279	$1.17	44d	1	0.64mi
212 Pimlico Pl Jackson, MS	3.0	2.0	1600	$900	$0.56	14d	1	0.85mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$1,100	$1.05	14d	31	0.87mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	14d	1	1.01mi
5155 Wayneland Dr Jackson, MS	1.0–2.0	1.0–2.0	905	$1,500	$1.66	23d	1	1.03mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	44d	1	1.05mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	1.22mi
246 Eastbrooke St Jackson, MS	2.0	2.0	1777	$2,750	$1.55	44d	1	1.37mi
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	23d	1	1.42mi

Listing history 32 events

1. 2026-05-11
   status Pending 213-char remark
2. 2026-04-28
   listed $165,000 Active 213-char remark
3. 2024-11-15
   soldstatus
4. 2024-04-08
   soldstatus Closed 214-char remark

   Show marketing remark (214 chars)

   Looking for a 3-bedroom 2 bath home in the heart of Jackson, MS? Look no further!! Beautiful home located in North Jackson. Just minutes away from shopping and dining. Call your Realtor today. Property sold as is.

5. 2024-04-05
   soldstatus
6. 2024-03-22
   status Pending 214-char remark

   Show marketing remark (214 chars)

   Looking for a 3-bedroom 2 bath home in the heart of Jackson, MS? Look no further!! Beautiful home located in North Jackson. Just minutes away from shopping and dining. Call your Realtor today. Property sold as is.

7. 2024-03-11
   price $157,000 214-char remark

   Show marketing remark (214 chars)

   Looking for a 3-bedroom 2 bath home in the heart of Jackson, MS? Look no further!! Beautiful home located in North Jackson. Just minutes away from shopping and dining. Call your Realtor today. Property sold as is.

8. 2024-01-25
   price $170,000 214-char remark

   Show marketing remark (214 chars)

   Looking for a 3-bedroom 2 bath home in the heart of Jackson, MS? Look no further!! Beautiful home located in North Jackson. Just minutes away from shopping and dining. Call your Realtor today. Property sold as is.

9. 2023-12-09
   listed $185,000 Active 214-char remark

   Show marketing remark (214 chars)

   Looking for a 3-bedroom 2 bath home in the heart of Jackson, MS? Look no further!! Beautiful home located in North Jackson. Just minutes away from shopping and dining. Call your Realtor today. Property sold as is.

10. 2021-10-02
    historical
11. 2021-10-02
    historical
12. 2021-10-02
    historical
13. 2021-10-02
    historical
14. 2021-10-02
    historical
15. 2017-12-15
    soldstatus
16. 2017-12-11
    soldstatus
17. 2017-02-27
    listed $120,000
18. 2016-02-23
    soldstatus
19. 2012-11-20
    listed $135,000
20. 2010-08-31
    soldstatus
21. 2010-08-31
    soldstatus
22. 2010-05-15
    listed $119,900
23. 2009-07-02
    listed $127,500
24. 2008-05-30
    listed $155,000
25. 2008-05-28
    listed $159,500
26. 2007-12-21
    listed $159,500
27. 2004-04-23
    soldstatus
28. 2004-04-23
    soldstatus
29. 2004-03-19
    listed $139,500
30. 1998-07-31
    soldstatus
31. 1998-02-27
    soldstatus
32. 1992-02-20
    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: $1,853 · $154/mo
• Projected year-2 tax: $1,853 · $154/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 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: $21,226
• − Mortgage interest: −$9,243
• − Property taxes: −$1,853
• − Insurance: −$825
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$4,800
• Taxable income: $1,109
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $3,441/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

+18.3% since first listed

32 events — show timeline

• 2026-05-11 Pending — MLSU
• 2026-04-28 Listed $165,000 MLSU
• 2024-11-15 Sold (Public Records) — Public Records
• 2024-04-08 Sold (MLS) — MLSU
• 2024-04-05 Sold (Public Records) — Public Records
• 2024-03-22 Pending — MLSU
• 2024-03-11 Price Changed $157,000 MLSU
• 2024-01-25 Price Changed $170,000 MLSU
• 2023-12-09 Listed $185,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2017-12-15 Sold (MLS) — MLSU
• 2017-12-11 Sold (Public Records) — Public Records
• 2017-02-27 Listed $120,000 MLSU
• 2016-02-23 Sold (Public Records) — Public Records
• 2012-11-20 Listed $135,000 MLSU
• 2010-08-31 Sold (Public Records) — Public Records
• 2010-08-31 Sold (MLS) — MLSU
• 2010-05-15 Listed $119,900 MLSU
• 2009-07-02 Listed $127,500 MLSU
• 2008-05-30 Listed $155,000 MLSU
• 2008-05-28 Listed $159,500 MLSU
• 2007-12-21 Listed $159,500 MLSU
• 2004-04-23 Sold (Public Records) — Public Records
• 2004-04-23 Sold (MLS) — MLSU
• 2004-03-19 Listed $139,500 MLSU
• 1998-07-31 Sold (Public Records) — Public Records
• 1998-02-27 Sold (Public Records) — Public Records
• 1992-02-20 Sold (Public Records) — Public Records

Property tax history

-4.0%/yr

Latest (2025): $1,853 · -41.4% YoY. Source: county tax records.