47a Northtown Cir · Jackson, MS 39211

$118,900

2 bd · 1.5 ba · 1,174 sqft · MultiFamily · 179 Days on market

Built 1982 Good condition 0.25 ac lot $101/sqft · 18% below area Est $146k · 18% under ↓ 14% since listing

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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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Rent growth +4.5/5.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Updated 2 bedroom, 1.5 bath townhouse located in North Jackson with convenient access to shopping, dining, and major roadways. The home features an updated interior with a functional layout, including a comfortable living area, kitchen, and half bath on the main level, with both bedrooms and a full bath upstairs. Ideal for an owner-occupant or investment property in a quiet setting with easy access to I-55 and surrounding areas.

Key facts

• 0.25 acre lot
• Built 1982
• Listed 178 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath multifamily listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

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: Mc Leod Elementary School (math 8% / reading 26%, grade F, #259 of 375 statewide, top 71%, 378 students, 100% FRL); Chastain Middle School (math 5% / reading 11%, grade F, #165 of 179 statewide, top 93%, 499 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); 288 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $822 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 $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

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 $104,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.78%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $145,750
• List price: $118,900
• Delta: -10.87%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Meadowoods Pl	0.15mi	2/2.0	1,118 (-5%)	0mo	$126,000	$113	83
105 Northtown Dr	0.25mi	2/2.0	1,150 (-2%)	1mo	$126,000	$110	82
8 Greenwing Ct	0.20mi	2/2.5	1,249 (+6%)	3mo	$139,900	$112	74
128 N Brighton Dr	0.17mi	3/2.0 (+1)	1,339 (+14%)	0mo	$149,900	$112	62
2319 River Oaks Blvd Unit A	0.12mi	3/2.0 (+1)	1,360 (+16%)	1mo	$115,000	$85	61
118 N Brighton Dr	0.19mi	3/2.0 (+1)	1,364 (+16%)	1mo	$150,000	$110	58
106 N Brighton Dr	0.22mi	3/2.0 (+1)	1,378 (+17%)	1mo	$149,500	$108	57
319 Northtown Dr	0.19mi	3/2.0 (+1)	1,362 (+16%)	4mo	$147,000	$108	56
265 Sun Dr	1.49mi	3/2.0 (+1)	1,196 (+2%)	2mo	$133,000	$111	54
118 River Pl	0.34mi	1/1.0 (-1)	948 (-19%)	1mo	$107,900	$114	52
106 Melrose Dr	1.20mi	3/2.0 (+1)	1,256 (+7%)	2mo	$110,000	$88	45
1404 Plantation Blvd	1.36mi	3/2.0 (+1)	1,291 (+10%)	1mo	$109,000	$84	40

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: 5.2%
• Equity multiple: 1.21×
• Total profit: $7,146
• Equity at exit: $17,728

10-year hold

• IRR: 18.7%
• Equity multiple: 2.93×
• Total profit: $64,181
• Equity at exit: $10,280

Cash invested: $33,292 (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: 288
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,419 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,784/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $299

Break-even live

Break-even rent $1,040

Max offer price $118,900

Occupancy floor 74%

Sensitivity live

Price	-10% $381	-5% $340	+0% $299	+5% $258	+10% $217
Rent	-10% $187	-5% $243	+0% $299	+5% $355	+10% $411
Rate	-1.0pp $359	-0.5pp $329	base $299	+0.5pp $268	+1.0pp $237

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: $29,725
• Closing costs: $3,567
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9B River Oaks Pl Jackson, MS	2.0	2.0	1012	$1,395	$1.38	72d	1	0.11mi
35 Meadowoods Ter Jackson, MS	3.0	2.0	1269	$1,450	$1.14	72d	1	0.15mi
50 Northtown Dr Jackson, MS	1.0–2.0	1.0–2.0	871	$1,200	$1.38	63d	15	0.24mi
51 Northtown Dr Unit 001G Jackson, MS	3.0	2.0	1260	$1,449	$1.15	63d	1	0.25mi
51 Northtown Dr Unit 003D Jackson, MS	2.0	2.0	1025	$1,199	$1.17	93d	1	0.25mi
2501 River Oaks Blvd Jackson, MS	1.0–2.0	1.0–2.0	980	$1,600	$1.63	63d	6	0.27mi
51 Northtown Dr Unit 006H Jackson, MS	2.0	2.0	1025	$1,289	$1.26	72d	1	0.28mi
51 Northtown Dr Unit 009H Jackson, MS	2.0	2.0	1025	$1,179	$1.15	63d	1	0.28mi
51 Northtown Dr Unit 014G Jackson, MS	2.0	2.0	1096	$1,249	$1.14	63d	1	0.28mi
51 Northtown Dr Unit 009F Jackson, MS	2.0	2.0	1025	$1,319	$1.29	93d	1	0.28mi
51 Northtown Dr Unit 029D Jackson, MS	1.0	1.0	750	$1,189	$1.59	93d	1	0.28mi
51 Northtown Dr Unit 021A Jackson, MS	3.0	2.0	1500	$1,694	$1.13	70d	1	0.28mi
51 Northtown Dr Unit 002G Jackson, MS	3.0	2.0	1260	$1,644	$1.30	93d	1	0.28mi
51 Northtown Dr Apt 13L Jackson, MS	2.0	2.0	1096	$1,364	$1.24	93d	1	0.28mi
51 Northtown Dr Unit 008E Jackson, MS	2.0	2.0	1025	$1,354	$1.32	93d	1	0.28mi
51 Northtown Dr Unit 009D Jackson, MS	2.0	2.0	1025	$1,179	$1.15	72d	1	0.28mi
51 Northtown Dr Unit 001F Jackson, MS	3.0	2.0	1260	$1,644	$1.30	63d	1	0.28mi
51 Northtown Dr Unit 001B Jackson, MS	3.0	2.0	1260	$1,499	$1.19	63d	1	0.28mi
51 Northtown Dr Unit 027B Jackson, MS	2.0	2.0	1096	$1,439	$1.31	63d	1	0.28mi
51 Northtown Dr Unit 027G Jackson, MS	2.0	2.0	1096	$1,279	$1.17	63d	1	0.28mi
51 Northtown Dr Apt 10E Jackson, MS	2.0	2.0	1096	$1,199	$1.09	63d	1	0.28mi
214 Foxboro Dr Jackson, MS	3.0	2.0	1224	$1,395	$1.14	63d	1	0.71mi
109 Pine Knoll Dr Ridgeland, MS	1.0	1.0	750	$1,100	$1.47	93d	1	0.75mi
109 Pine Knoll Dr Ridgeland, MS	2.0	2.0	1050	$1,350	$1.29	63d	1	0.75mi
109 Pine Knoll Dr Ridgeland, MS	1.0	1.0	750	$1,100	$1.47	72d	1	0.75mi
110 Pine Knoll Dr Ridgeland, MS	1.0–2.0	1.0	1000	$1,295	$1.29	93d	1	0.88mi
601 Northpointe Pkwy Jackson, MS	1.0–2.0	1.0–2.0	910	$1,054	$1.16	63d	2	0.96mi
1620 E County Line Rd Ridgeland, MS	1.0–3.0	1.0–2.5	1126	$1,345	$1.19	63d	7	1.00mi
879 William Blvd Ridgeland, MS	1.0–3.0	1.0–2.0	1117	$1,286	$1.15	63d	7	1.03mi
6675 Old Canton Rd Ridgeland, MS	1.0	1.0	700	$1,024	$1.46	63d	1	1.04mi
6675 Old Canton Rd Ridgeland, MS	1.0	1.0	700	$899	$1.28	72d	1	1.04mi
6675 Old Canton Rd Ridgeland, MS	1.0	1.0	700	$899	$1.28	93d	1	1.04mi
6675 Old Canton Rd Ridgeland, MS	2.0	2.0	905	$1,199	$1.32	70d	1	1.04mi
119 S Canton Club Cir Jackson, MS	3.0	2.0	1444	$1,595	$1.10	72d	1	1.09mi
875 William Blvd Ridgeland, MS	1.0–2.0	1.0–2.0	712	$1,289	$1.81	63d	9	1.10mi
1523 E County Line Rd Jackson, MS	2.0	2.0	989	$1,235	$1.25	93d	1	1.30mi
6811 Old Canton Rd Ridgeland, MS	2.0	2.0	1365	$1,495	$1.10	93d	1	1.33mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$1,880	$1.75	63d	15	1.37mi

Listing history 50 events

1. 2026-08-08
   days on market $118,900 Active 179 DOM
2. 2026-08-07
   price $118,900 Active 178 DOM
3. 2026-07-29
   days on market $129,900 Active 178 DOM
4. 2026-07-27
   days on market $129,900 Active 176 DOM
5. 2026-07-25
   days on market $129,900 Active 174 DOM
6. 2026-07-23
   days on market $129,900 Active 172 DOM
7. 2026-07-22
   days on market $129,900 Active 171 DOM
8. 2026-07-21
   days on market $129,900 Active 170 DOM
9. 2026-07-18
   days on market $129,900 Active 167 DOM
10. 2026-07-16
    days on market $129,900 Active 165 DOM
11. 2026-07-16
    days on market $129,900 Active 164 DOM
12. 2026-07-14
    days on market $129,900 Active 163 DOM
13. 2026-07-13
    days on market $129,900 Active 162 DOM
14. 2026-07-12
    days on market $129,900 Active 161 DOM
15. 2026-07-11
    days on market $129,900 Active 160 DOM
16. 2026-07-10
    days on market $129,900 Active 159 DOM
17. 2026-07-09
    days on market $129,900 Active 158 DOM
18. 2026-07-08
    days on market $129,900 Active 157 DOM
19. 2026-07-07
    days on market $129,900 Active 156 DOM
20. 2026-07-06
    days on market $129,900 Active 155 DOM
21. 2026-07-05
    days on market $129,900 Active 154 DOM
22. 2026-07-04
    days on market $129,900 Active 153 DOM
23. 2026-07-03
    days on market $129,900 Active 152 DOM
24. 2026-07-02
    days on market $129,900 Active 151 DOM
25. 2026-07-01
    days on market $129,900 Active 150 DOM
26. 2026-06-30
    days on market $129,900 Active 149 DOM
27. 2026-06-29
    days on market $129,900 Active 148 DOM
28. 2026-06-28
    days on market $129,900 Active 147 DOM
29. 2026-06-28
    days on market $129,900 Active 146 DOM
30. 2026-06-27
    days on market $129,900 Active 145 DOM
31. 2026-06-25
    days on market $129,900 Active 143 DOM
32. 2026-06-23
    days on market $129,900 Active 141 DOM
33. 2026-06-22
    pricedays on market $129,900 Active 140 DOM
34. 2026-06-18
    days on market $119,900 Active 137 DOM
35. 2026-06-17
    days on market $119,900 Active 136 DOM
36. 2026-06-16
    days on market $119,900 Active 135 DOM
37. 2026-06-15
    days on market $119,900 Active 134 DOM
38. 2026-06-14
    days on market $119,900 Active 132 DOM
39. 2026-06-13
    days on market $119,900 Active 131 DOM
40. 2026-06-10
    days on market $119,900 Active 129 DOM
41. 2026-06-09
    days on market $119,900 Active 128 DOM
42. 2026-06-08
    days on market $119,900 Active 127 DOM
43. 2026-06-07
    days on market $119,900 Active 126 DOM
44. 2026-06-05
    days on market $119,900 Active 123 DOM
45. 2026-06-03
    days on market $119,900 Active 122 DOM
46. 2026-06-02
    days on market $119,900 Active 121 DOM
47. 2026-06-01
    days on market $119,900 Active 120 DOM
48. 2026-05-31
    days on market $119,900 Active 119 DOM
49. 2026-05-30
    days on market $119,900 Active 118 DOM
50. 2026-05-14
    price $119,900 432-char remark

    Show marketing remark (432 chars)

    Updated 2 bedroom, 1.5 bath townhouse located in North Jackson with convenient access to shopping, dining, and major roadways. The home features an updated interior with a functional layout, including a comfortable living area, kitchen, and half bath on the main level, with both bedrooms and a full bath upstairs. Ideal for an owner-occupant or investment property in a quiet setting with easy access to I-55 and surrounding areas.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 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: $17,025
• − Mortgage interest: −$6,660
• − Property taxes: −$1,784
• − Insurance: −$594
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$3,459
• Taxable income: $1,804
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $3,157/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $5,870–$17,610 screening

This updated 2-bedroom, 1.5-bath townhouse is in excellent condition with a good layout and curb appeal, making it an ideal investment property.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Reorganizing furniture for better flow in living areas — Improved layout can make the home more inviting and functional ↑
• Both Upgrading light fixtures for a modern look — Modern lighting fixtures can enhance the home's curb appeal and interior ambiance ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 15/100

Zoned Schools

Elementary Mc Leod Elementary School F MS #259/375 Nat'l #35,191/41,679 Middle Chastain Middle School F MS #165/179 Nat'l #13,582/14,009 High Murrah High School F MS #130/197 Nat'l #14,491/17,239

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

C Composite livability gradescore 68/100

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 · 242,528 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: 9% of renters

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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%

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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%

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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

-14.3% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $119,900 MLSU
• 2026-02-01 Listed $139,900 MLSU