16 Christopher Ct · Jackson, MS 39212

$175,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 80 Days on market

Built 1988 0.38 ac lot $116/sqft · 23% above area Est $173k · at est. $4/mo HOA

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Why this score? — see what drove the D- 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 +13.8/30.0
• ARV discount +7.1/15.0
• 1% rule +4.2/10.0
• DSCR +4.2/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready three-bedroom, two-bathroom home located in the desirable Brookleigh neighborhood. This residence features a spacious floor plan highlighted by tall ceilings in the living room, creating an airy and inviting atmosphere. A cozy fireplace serves as the centerpiece of the main living area, perfect for relaxing or entertaining. The kitchen is equipped with stainless-steel appliances, cabinet & pantry storage space and access to the dining room, offering a functional flow between living areas. Situated on a quiet cul-de-sac, the home also includes a fully fenced-in backyard, providing a private outdoor space for gardening or recreation. This home offers the perfect blend of comfort and versatile living while remaining conveniently close to shopping, schools, and everyday amenities. Schedule your private showing today!

Key facts

• Quiet cul-de-sac
• Tall ceilings
• Cozy fireplace

Tags

• TALL CEILINGS
• COZY FIREPLACE
• STAINLESS-STEEL APPLIANCES
• FULLY FENCED-IN BACKYARD
• QUIET CUL-DE-SAC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $17 ($200/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (7.8% below list).
• Recommended offer: $161k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 9.9% in Jackson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+4.2%/yr); 302 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($51k/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.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $161,343 (7.8% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 9.0

CMA / ARV

• ARV (median comp): $173,418
• List price: $175,000
• Delta: 3.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
548 Vineland Dr	0.06mi	3/2.0	1,444 (-4%)	0mo	$179,900	$125	89
209 Holly Hill Dr	0.19mi	3/2.0	1,483 (-2%)	8mo	$130,000	$88	81
430 Trent Dr	0.12mi	3/2.0	1,440 (-5%)	9mo	$140,000	$97	79
4790 Old Poplar Rd	0.22mi	3/2.0	1,600 (+6%)	4mo	$160,000	$100	77
344 Red Oak Dr	0.38mi	3/2.0	1,429 (-6%)	2mo	$189,000	$132	71
5083 Terry Rd	0.36mi	4/3.0 (+1)	1,467 (-3%)	2mo	$189,900	$129	67
4775 Old Lake Rd	0.28mi	3/2.0	1,373 (-9%)	7mo	$95,000	$69	66
169 Fox Meadows Rd	0.47mi	3/2.0	1,474 (-2%)	11mo	$145,000	$98	65
624 Cedar Springs Dr	0.28mi	3/2.0	1,324 (-12%)	3mo	$148,900	$112	64
455 Eagle Ct	0.56mi	3/2.0	1,547 (+2%)	9mo	$178,500	$115	63
410 Heritage Pl	0.60mi	3/2.0	1,436 (-5%)	3mo	$200,000	$139	61
333 Gary Daniels Dr	0.55mi	3/2.0	1,714 (+13%)	10mo	$179,000	$104	44

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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-25,222
• Equity at exit: $26,093

10-year hold

• IRR: -3.4%
• Equity multiple: 0.76×
• Total profit: $-11,873
• Equity at exit: $15,131

Cash invested: $49,000 (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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,613 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$263 /mo · $3,160/yr
• Insurance: −$73
• HOA: −$4
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $17

Break-even live

Break-even rent $1,592

Max offer price $175,000

Occupancy floor 94%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Gary Daniels Dr Byram, MS	3.0	2.0	1517	$1,595	$1.05	43d	1	0.49mi
257 Gaddy Dr Byram, MS	3.0	2.0	1400	$1,900	$1.36	13d	1	1.07mi
301 Elton Park Dr Jackson, MS	1.0–3.0	1.0–2.0	1085	$1,399	$1.29	13d	9	1.22mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 27 events

1. 2026-06-18
   price $175,000 Active 80 DOM
2. 2026-06-18
   days on market $179,900 Active 80 DOM
3. 2026-06-17
   days on market $179,900 Active 79 DOM
4. 2026-06-16
   days on market $179,900 Active 78 DOM
5. 2026-06-15
   days on market $179,900 Active 77 DOM
6. 2026-06-14
   days on market $179,900 Active 75 DOM
7. 2026-06-13
   days on market $179,900 Active 74 DOM
8. 2026-06-10
   days on market $179,900 Active 72 DOM
9. 2026-06-09
   days on market $179,900 Active 71 DOM
10. 2026-06-08
    days on market $179,900 Active 70 DOM
11. 2026-06-07
    days on market $179,900 Active 69 DOM
12. 2026-06-05
    days on market $179,900 Active 66 DOM
13. 2026-06-03
    days on market $179,900 Active 65 DOM
14. 2026-06-02
    days on market $179,900 Active 64 DOM
15. 2026-06-01
    days on market $179,900 Active 63 DOM
16. 2026-05-31
    days on market $179,900 Active 62 DOM
17. 2026-05-30
    days on market $179,900 Active 61 DOM
18. 2026-05-15
    price $179,900 845-char remark

    Show marketing remark (845 chars)

    Move-in ready three-bedroom, two-bathroom home located in the desirable Brookleigh neighborhood. This residence features a spacious floor plan highlighted by tall ceilings in the living room, creating an airy and inviting atmosphere. A cozy fireplace serves as the centerpiece of the main living area, perfect for relaxing or entertaining. The kitchen is equipped with stainless-steel appliances, cabinet & pantry storage space and access to the dining room, offering a functional flow between living areas. Situated on a quiet cul-de-sac, the home also includes a fully fenced-in backyard, providing a private outdoor space for gardening or recreation. This home offers the perfect blend of comfort and versatile living while remaining conveniently close to shopping, schools, and everyday amenities. Schedule your private showing today!

19. 2026-04-24
    price $189,500 845-char remark

    Show marketing remark (845 chars)

    Move-in ready three-bedroom, two-bathroom home located in the desirable Brookleigh neighborhood. This residence features a spacious floor plan highlighted by tall ceilings in the living room, creating an airy and inviting atmosphere. A cozy fireplace serves as the centerpiece of the main living area, perfect for relaxing or entertaining. The kitchen is equipped with stainless-steel appliances, cabinet & pantry storage space and access to the dining room, offering a functional flow between living areas. Situated on a quiet cul-de-sac, the home also includes a fully fenced-in backyard, providing a private outdoor space for gardening or recreation. This home offers the perfect blend of comfort and versatile living while remaining conveniently close to shopping, schools, and everyday amenities. Schedule your private showing today!

20. 2026-03-30
    listed $194,500 Active 845-char remark

    Show marketing remark (845 chars)

    Move-in ready three-bedroom, two-bathroom home located in the desirable Brookleigh neighborhood. This residence features a spacious floor plan highlighted by tall ceilings in the living room, creating an airy and inviting atmosphere. A cozy fireplace serves as the centerpiece of the main living area, perfect for relaxing or entertaining. The kitchen is equipped with stainless-steel appliances, cabinet & pantry storage space and access to the dining room, offering a functional flow between living areas. Situated on a quiet cul-de-sac, the home also includes a fully fenced-in backyard, providing a private outdoor space for gardening or recreation. This home offers the perfect blend of comfort and versatile living while remaining conveniently close to shopping, schools, and everyday amenities. Schedule your private showing today!

21. 2022-02-24
    price $1,485
22. 2021-10-15
    soldstatus 317-char remark

    Show marketing remark (317 chars)

    Wonderful three bedroom two bathroom located in a quiet cul-de-sac minutes away from Byram. This home features a 9+ foot ceiling in the main living area, and plenty of kitchen storage space. This home also features a nice sized fenced-in backyard, complete with storage shed. Call your favorite realtor today to show!

23. 2021-08-04
    listed $143,000 317-char remark

    Show marketing remark (317 chars)

    Wonderful three bedroom two bathroom located in a quiet cul-de-sac minutes away from Byram. This home features a 9+ foot ceiling in the main living area, and plenty of kitchen storage space. This home also features a nice sized fenced-in backyard, complete with storage shed. Call your favorite realtor today to show!

24. 2021-01-22
    soldstatus
25. 2020-10-16
    listed $135,000
26. 1997-05-21
    soldstatus
27. 1987-03-27
    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: $3,160 · $263/mo
• Projected year-2 tax: $3,160 · $263/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 4/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,361
• − Mortgage interest: −$9,803
• − Property taxes: −$3,160
• − Insurance: −$875
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − HOA: −$48
• − Depreciation: −$5,091
• Taxable loss: −$2,713
• Est. tax savings @ 24.0%: +$651
• After-tax cash flow: $851/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): 25,659
• Household income: $50,722
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1314.0

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 (86%)
• Race & ethnicity: Black 86% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% 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: ▼ -23.01%
• Current HPI: 174.4025
• Rent YoY: ▲ 4.23%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+33.3% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $179,900 MLSU
• 2026-04-24 Price Changed $189,500 MLSU
• 2026-03-30 Listed $194,500 MLSU
• 2022-02-24 Price Changed $1,485 RENT.
• 2021-10-15 Sold (MLS) — MLSU
• 2021-08-04 Listed $143,000 MLSU
• 2021-01-22 Sold (MLS) — MLSU
• 2020-10-16 Listed $135,000 MLSU
• 1997-05-21 Sold (Public Records) — Public Records
• 1987-03-27 Sold (Public Records) — Public Records

Property tax history

+18.4%/yr

Latest (2025): $3,160 · +3.3% YoY. Source: county tax records.