120 Richview Pl · Jackson, MS 39206

$79,900

3 bd · 2.0 ba · 1,858 sqft · SingleFamily public records · 73 Days on market

Built 1973 0.27 ac lot $43/sqft · 51% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Propery is sold as-is with no warranties for more information on electronic bidding, property details, and other listings visit homepath.fanniemae.com. For Sale: View 14 photos for 120 Richview Pl, this 3-bedroom, 2-bathroom, 1892 sqft. single-family home in Jackson, MS, listed at $90,000. MLS #4144960 This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

Key facts

• 0.27 acre lot
• Built 1973
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $720 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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: Rents rising (+2.8%/yr); 119 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 $1,658/mo this rent would consume 47% of the median local household income ($43k/yr) (locally 1554% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $80k implies a 50% gain — meaningful room to come down on a strong offer.

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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 2.07% ✓
• Cap rate: 17.10%
• Cash-on-cash: 38.60%
• DSCR: 2.72
• GRM: 4.0

CMA / ARV

• ARV (median comp): $166,251
• List price: $79,900
• Delta: -51.94%
• 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
324 Lake Of Pines Drive Dr	0.10mi	3/2.0	1,891 (+2%)	18mo	$180,000	$95	77
135 Bedford Ln	0.39mi	3/2.0	1,864 (+0%)	12mo	$174,000	$93	72
112 Needle Cove Dr	0.13mi	3/2.0	1,783 (-4%)	24mo	$79,900	$45	67
107 Lake Of Pines Dr	0.42mi	3/2.0	1,710 (-8%)	3mo	$205,000	$120	65
4678 Nisqually Rd	0.45mi	4/2.0 (+1)	1,916 (+3%)	11mo	$190,000	$99	60
125 Village Ct	0.17mi	3/2.0	2,013 (+8%)	23mo	$180,000	$89	59
4689 Nordell Dr	0.43mi	3/2.0	1,928 (+4%)	22mo	$175,000	$91	55
225 Somerset Dr	0.33mi	4/2.0 (+1)	1,651 (-11%)	8mo	$190,000	$115	54
314 Post Oak Rd	0.37mi	3/2.0	1,746 (-6%)	23mo	$180,000	$103	54
4688 Nordell Dr	0.46mi	3/2.0	1,605 (-14%)	15mo	$148,900	$93	43
4647 Norway Dr	0.57mi	3/2.0	1,685 (-9%)	23mo	$174,900	$104	39
4560 Kirkley Cir	0.65mi	4/2.5 (+1)	1,585 (-15%)	4mo	$139,900	$88	35

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: 34.6%
• Equity multiple: 2.46×
• Total profit: $32,648
• Equity at exit: $11,913

10-year hold

• IRR: 41.3%
• Equity multiple: 4.87×
• Total profit: $86,482
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,658 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$138 /mo · $1,653/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $720

Break-even live

Break-even rent $747

Max offer price $79,900

Occupancy floor 52%

Sensitivity live

Price	-10% $765	-5% $742	+0% $720	+5% $697	+10% $674
Rent	-10% $589	-5% $654	+0% $720	+5% $785	+10% $851
Rate	-1.0pp $760	-0.5pp $740	base $720	+0.5pp $699	+1.0pp $678

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 Heather Ln Jackson, MS	4.0	2.0	1642	$1,675	$1.02	24d	1	0.87mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	44d	1	0.99mi

Listing history 20 events

1. 2026-06-18
   days on market $79,900 Active 73 DOM
2. 2026-06-17
   days on market $79,900 Active 72 DOM
3. 2026-06-16
   days on market $79,900 Active 71 DOM
4. 2026-06-15
   days on market $79,900 Active 70 DOM
5. 2026-06-14
   days on market $79,900 Active 68 DOM
6. 2026-06-13
   days on market $79,900 Active 67 DOM
7. 2026-06-10
   days on market $79,900 Active 65 DOM
8. 2026-06-09
   days on market $79,900 Active 64 DOM
9. 2026-06-08
   days on market $79,900 Active 63 DOM
10. 2026-06-07
    days on market $79,900 Active 62 DOM
11. 2026-06-05
    days on market $79,900 Active 59 DOM
12. 2026-06-03
    days on market $79,900 Active 58 DOM
13. 2026-06-02
    days on market $79,900 Active 57 DOM
14. 2026-06-01
    days on market $79,900 Active 56 DOM
15. 2026-05-31
    days on market $79,900 Active 55 DOM
16. 2026-05-30
    days on market $79,900 Active 54 DOM
17. 2026-04-27
    price $87,500 560-char remark

    Show marketing remark (560 chars)

    Propery is sold as-is with no warranties for more information on electronic bidding, property details, and other listings visit homepath.fanniemae.com. For Sale: View 14 photos for 120 Richview Pl, this 3-bedroom, 2-bathroom, 1892 sqft. single-family home in Jackson, MS, listed at $90,000. MLS #4144960 This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

18. 2026-04-06
    listed $90,000 Active 560-char remark

    Show marketing remark (560 chars)

    Propery is sold as-is with no warranties for more information on electronic bidding, property details, and other listings visit homepath.fanniemae.com. For Sale: View 14 photos for 120 Richview Pl, this 3-bedroom, 2-bathroom, 1892 sqft. single-family home in Jackson, MS, listed at $90,000. MLS #4144960 This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

19. 1985-11-04
    soldstatus
20. 1982-06-02
    soldstatus $53,200

ⓘ 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: $1,653 · $138/mo
• Projected year-2 tax: $1,653 · $138/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: $19,893
• − Mortgage interest: −$4,476
• − Property taxes: −$1,653
• − Insurance: −$400
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$2,324
• Taxable income: $7,858
• Est. tax owed @ 24.0%: −$1,886
• After-tax cash flow: $6,749/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

+64.5% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $87,500 MLSU
• 2026-04-06 Listed $90,000 MLSU
• 1985-11-04 Sold (Public Records) — Public Records
• 1982-06-02 Sold (Public Records) $53,200 Public Records

Property tax history

+29.5%/yr

Latest (2025): $1,653 · +990.7% YoY. Source: county tax records.