47a Northtown Cir · Jackson, MS 39211

$119,900

2 bd · 1.5 ba · 1,174 sqft · MultiFamily · 137 Days on market

Built 1982 Good condition $102/sqft · 31% below area Est $174k · 31% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Rent growth +4.5/5.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +1.1/10.0
• 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

• Built 1982
• Listed 137 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath multifamily listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (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: 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 (+7.9%/yr); 221 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $829 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($106k) 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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: 1.18% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.44%
• DSCR: 1.46
• GRM: 7.0

CMA / ARV

• ARV (median comp): $173,500
• List price: $119,900
• Delta: -30.89%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Meadowoods Ter	0.14mi	2/2.0	1,335 (+14%)	3mo	$118,000	$88	66

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $6,544
• Equity at exit: $17,877

10-year hold

• IRR: 18.3%
• Equity multiple: 2.88×
• Total profit: $63,090
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,419 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $292

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 74%

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: $29,975
• Closing costs: $3,597
• 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	23d	1	0.11mi
35 Meadowoods Ter Jackson, MS	3.0	2.0	1269	$1,450	$1.14	23d	1	0.15mi
50 Northtown Dr Jackson, MS	1.0–2.0	1.0–2.0	871	$1,200	$1.38	13d	15	0.24mi
51 Northtown Dr Unit 001G Jackson, MS	3.0	2.0	1260	$1,449	$1.15	13d	1	0.25mi
51 Northtown Dr Unit 003D Jackson, MS	2.0	2.0	1025	$1,199	$1.17	43d	1	0.25mi
2501 River Oaks Blvd Jackson, MS	1.0–2.0	1.0–2.0	980	$1,600	$1.63	13d	6	0.27mi
51 Northtown Dr Unit 006H Jackson, MS	2.0	2.0	1025	$1,289	$1.26	23d	1	0.28mi
51 Northtown Dr Unit 009H Jackson, MS	2.0	2.0	1025	$1,179	$1.15	13d	1	0.28mi
51 Northtown Dr Unit 014G Jackson, MS	2.0	2.0	1096	$1,249	$1.14	13d	1	0.28mi
51 Northtown Dr Unit 009F Jackson, MS	2.0	2.0	1025	$1,319	$1.29	43d	1	0.28mi
51 Northtown Dr Unit 029D Jackson, MS	1.0	1.0	750	$1,189	$1.59	43d	1	0.28mi
51 Northtown Dr Unit 021A Jackson, MS	3.0	2.0	1500	$1,694	$1.13	21d	1	0.28mi
51 Northtown Dr Unit 002G Jackson, MS	3.0	2.0	1260	$1,644	$1.30	43d	1	0.28mi
51 Northtown Dr Apt 13L Jackson, MS	2.0	2.0	1096	$1,364	$1.24	43d	1	0.28mi
51 Northtown Dr Unit 008E Jackson, MS	2.0	2.0	1025	$1,354	$1.32	43d	1	0.28mi
51 Northtown Dr Unit 009D Jackson, MS	2.0	2.0	1025	$1,179	$1.15	23d	1	0.28mi
51 Northtown Dr Unit 001F Jackson, MS	3.0	2.0	1260	$1,644	$1.30	13d	1	0.28mi
51 Northtown Dr Unit 001B Jackson, MS	3.0	2.0	1260	$1,499	$1.19	13d	1	0.28mi
51 Northtown Dr Unit 027B Jackson, MS	2.0	2.0	1096	$1,439	$1.31	13d	1	0.28mi
51 Northtown Dr Unit 027G Jackson, MS	2.0	2.0	1096	$1,279	$1.17	13d	1	0.28mi
51 Northtown Dr Apt 10E Jackson, MS	2.0	2.0	1096	$1,199	$1.09	13d	1	0.28mi
214 Foxboro Dr Jackson, MS	3.0	2.0	1224	$1,395	$1.14	13d	1	0.71mi
109 Pine Knoll Dr Ridgeland, MS	1.0	1.0	750	$1,100	$1.47	43d	1	0.75mi
109 Pine Knoll Dr Ridgeland, MS	2.0	2.0	1050	$1,350	$1.29	13d	1	0.75mi
109 Pine Knoll Dr Ridgeland, MS	1.0	1.0	750	$1,100	$1.47	23d	1	0.75mi
110 Pine Knoll Dr Ridgeland, MS	1.0–2.0	1.0	1000	$1,295	$1.29	43d	1	0.88mi
601 Northpointe Pkwy Jackson, MS	1.0–2.0	1.0–2.0	910	$1,054	$1.16	13d	2	0.96mi
1620 E County Line Rd Ridgeland, MS	1.0–3.0	1.0–2.5	1126	$1,345	$1.19	13d	7	1.00mi
879 William Blvd Ridgeland, MS	1.0–3.0	1.0–2.0	1117	$1,286	$1.15	13d	7	1.03mi
6675 Old Canton Rd Ridgeland, MS	1.0	1.0	700	$1,024	$1.46	13d	1	1.04mi
6675 Old Canton Rd Ridgeland, MS	1.0	1.0	700	$899	$1.28	23d	1	1.04mi
6675 Old Canton Rd Ridgeland, MS	1.0	1.0	700	$899	$1.28	43d	1	1.04mi
6675 Old Canton Rd Ridgeland, MS	2.0	2.0	905	$1,199	$1.32	21d	1	1.04mi
119 S Canton Club Cir Jackson, MS	3.0	2.0	1444	$1,595	$1.10	23d	1	1.09mi
875 William Blvd Ridgeland, MS	1.0–2.0	1.0–2.0	712	$1,289	$1.81	13d	9	1.10mi
1523 E County Line Rd Jackson, MS	2.0	2.0	989	$1,235	$1.25	43d	1	1.30mi
6811 Old Canton Rd Ridgeland, MS	2.0	2.0	1365	$1,495	$1.10	43d	1	1.33mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$1,880	$1.75	13d	15	1.37mi

Listing history 18 events

1. 2026-06-18
   days on market $119,900 Active 137 DOM
2. 2026-06-17
   days on market $119,900 Active 136 DOM
3. 2026-06-16
   days on market $119,900 Active 135 DOM
4. 2026-06-15
   days on market $119,900 Active 134 DOM
5. 2026-06-14
   days on market $119,900 Active 132 DOM
6. 2026-06-13
   days on market $119,900 Active 131 DOM
7. 2026-06-10
   days on market $119,900 Active 129 DOM
8. 2026-06-09
   days on market $119,900 Active 128 DOM
9. 2026-06-08
   days on market $119,900 Active 127 DOM
10. 2026-06-07
    days on market $119,900 Active 126 DOM
11. 2026-06-05
    days on market $119,900 Active 123 DOM
12. 2026-06-03
    days on market $119,900 Active 122 DOM
13. 2026-06-02
    days on market $119,900 Active 121 DOM
14. 2026-06-01
    days on market $119,900 Active 120 DOM
15. 2026-05-31
    days on market $119,900 Active 119 DOM
16. 2026-05-30
    days on market $119,900 Active 118 DOM
17. 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.

18. 2026-02-01
    listed $139,900 Active 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: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$3,488
• Taxable income: $1,699
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $3,099/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-14.3% since first listed

2 events — show timeline

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