415 E Northside Dr · Jackson, MS 39206

$50,000

3 bd · 2.0 ba · 1,419 sqft · SingleFamily public records · 23 Days on market

Built 1955 0.45 ac lot

---

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

Welcome to 415 E Northside Dr. This property has three bedrooms and 2 full baths, large backyard. Needs some work to bring it back to it's beautiful potential, but will make a perfect home for a growing family. Home is close to schools, shopping and restaurants. Don't delay on this one it has a lot of potential.

Key facts

• 0.45 acre lot
• 2 garage spots
• Built 1955

Property features AI

Finance

• Other: Lot approximately 0.45 acres

Exterior

• Parking: 2 garage spaces; Carport
• Utilities: Public water; Public sewer
• Home design: Single-family house; One level; Living area reported by owner
• Construction: Siding exterior; Conventional foundation; Built (year source: public records)
• Exterior features: Asphalt shingle roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No central cooling listed
• Interior features: Fixer condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $832 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.9% 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: 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: North Jackson Elementary School (math 7% / reading 25%, grade F, #270 of 375 statewide, top 72%, 383 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($43k/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 $346 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 3.18% ✓
• Cap rate: 27.86%
• Cash-on-cash: 77.03%
• DSCR: 4.43
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $102,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 E Northside Dr	0.00mi	4/2.0 (+1)	1,486 (+5%)	1mo	$50,000	$34	86
4670 Londonderry Dr	0.34mi	4/2.0 (+1)	1,362 (-4%)	5mo	$98,000	$72	68
632 Woodbury Rd	0.52mi	2/2.0 (-1)	1,416 (-0%)	2mo	$115,000	$81	68
4636 Normandy Dr	0.15mi	4/2.0 (+1)	1,556 (+10%)	5mo	$39,900	$26	68
216 Pine Ridge Rd	0.70mi	3/1.5	1,421 (+0%)	5mo	$124,900	$88	61
751 Woodbury Rd	0.65mi	4/2.0 (+1)	1,440 (+2%)	2mo	$115,000	$80	61
4858 Sheridan Dr	0.43mi	3/2.0	1,264 (-11%)	2mo	$123,000	$97	60
764 Avalon Rd	0.62mi	3/2.0	1,287 (-9%)	0mo	$89,900	$70	55
130 Wacker Dr	0.65mi	3/1.0	1,302 (-8%)	1mo	$35,000	$27	51
342 Iroquois Ave	0.69mi	3/1.5	1,300 (-8%)	5mo	$157,500	$121	48
214 Melbourne Rd Rd	0.31mi	2/1.0 (-1)	1,207 (-15%)	6mo	$85,000	$70	47
610 Lawrence Rd	0.69mi	3/1.0	1,302 (-8%)	4mo	$69,900	$54	46

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: 70.8%
• Equity multiple: 4.19×
• Total profit: $44,702
• Equity at exit: $7,455

10-year hold

• IRR: 74.7%
• Equity multiple: 8.60×
• Total profit: $106,359
• Equity at exit: $4,323

Cash invested: $14,000 (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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,589 high
• Mortgage (P&I): −$262
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $832

Break-even live

Break-even rent $535

Max offer price $50,000

Occupancy floor 43%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
341 E Northside Dr Jackson, MS	4.0	2.0	1732	$1,775	$1.02	23d	1	0.07mi
220 Melbourne Rd Jackson, MS	4.0	2.0	1744	$1,350	$0.77	43d	1	0.27mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	43d	1	0.30mi
724 Meadowbrook Rd Jackson, MS	3.0	2.0	1593	$2,150	$1.35	43d	1	0.34mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	0.46mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	43d	1	0.49mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	0.49mi
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	43d	1	0.50mi
4220 Council Cir Jackson, MS	3.0	2.5	1780	$1,850	$1.04	23d	1	0.61mi
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	23d	1	0.64mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	23d	1	0.65mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	14d	1	0.65mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	23d	1	0.65mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	14d	1	0.66mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	43d	1	0.66mi
4091 Pine Hill Dr Jackson, MS	3.0	2.0	1551	$3,000	$1.93	23d	1	0.66mi
4056 Redwing Ave Jackson, MS	3.0	2.0	1678	$1,850	$1.10	43d	1	0.69mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	23d	1	0.71mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	14d	1	0.71mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	14d	1	0.73mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	43d	1	0.73mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$1,100	$1.05	14d	31	0.84mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	14d	1	0.93mi
3611 N State St Jackson, MS	3.0	2.5	1540	$1,800	$1.17	43d	1	1.04mi
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,100	$1.35	14d	1	1.10mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	14d	1	1.13mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	21d	1	1.16mi
3309 N State St Jackson, MS	2.0	1.5	1300	$1,495	$1.15	14d	1	1.26mi
612 Heather Ln Jackson, MS	4.0	2.0	1642	$1,675	$1.02	23d	1	1.27mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	43d	1	1.28mi
327 Decelle St Jackson, MS	2.0	1.0	1120	$1,000	$0.89	23d	1	1.29mi
327 Decelle St Unit a Jackson, MS	2.0	1.0	1120	$1,200	$1.07	43d	1	1.29mi
5421 Crepe Myrtle Dr Jackson, MS	4.0	1.5	1079	$1,295	$1.20	23d	1	1.47mi

Listing history 10 events

1. 2026-04-09
   status Pending
2. 2026-03-17
   listed $50,000 Active
3. 2025-06-20
   soldstatus Closed 315-char remark

   Show marketing remark (315 chars)

   Welcome to 415 E Northside Dr. This property has three bedrooms and 2 full baths, large backyard. Needs some work to bring it back to it's beautiful potential, but will make a perfect home for a growing family. Home is close to schools, shopping and restaurants. Don't delay on this one it has a lot of potential.

4. 2025-06-06
   status Pending 315-char remark

   Show marketing remark (315 chars)

   Welcome to 415 E Northside Dr. This property has three bedrooms and 2 full baths, large backyard. Needs some work to bring it back to it's beautiful potential, but will make a perfect home for a growing family. Home is close to schools, shopping and restaurants. Don't delay on this one it has a lot of potential.

5. 2025-05-28
   status Active 315-char remark

   Show marketing remark (315 chars)

   Welcome to 415 E Northside Dr. This property has three bedrooms and 2 full baths, large backyard. Needs some work to bring it back to it's beautiful potential, but will make a perfect home for a growing family. Home is close to schools, shopping and restaurants. Don't delay on this one it has a lot of potential.

6. 2025-05-20
   status Pending 315-char remark

   Show marketing remark (315 chars)

   Welcome to 415 E Northside Dr. This property has three bedrooms and 2 full baths, large backyard. Needs some work to bring it back to it's beautiful potential, but will make a perfect home for a growing family. Home is close to schools, shopping and restaurants. Don't delay on this one it has a lot of potential.

7. 2025-05-05
   listed $34,900 Active 315-char remark

   Show marketing remark (315 chars)

   Welcome to 415 E Northside Dr. This property has three bedrooms and 2 full baths, large backyard. Needs some work to bring it back to it's beautiful potential, but will make a perfect home for a growing family. Home is close to schools, shopping and restaurants. Don't delay on this one it has a lot of potential.

8. 2001-06-27
   soldstatus
9. 1986-01-09
   soldstatus
10. 1985-12-05
    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: $881 · $73/mo
• Projected year-2 tax: $881 · $73/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 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: $19,066
• − Mortgage interest: −$2,801
• − Property taxes: −$881
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$1,455
• Taxable income: $9,831
• Est. tax owed @ 24.0%: −$2,359
• After-tax cash flow: $7,627/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

+43.3% since first listed

10 events — show timeline

• 2026-04-09 Pending — MLSU
• 2026-03-17 Listed $50,000 MLSU
• 2025-06-20 Sold (MLS) — MLSU
• 2025-06-06 Pending — MLSU
• 2025-05-28 Relisted — MLSU
• 2025-05-20 Pending — MLSU
• 2025-05-05 Listed $34,900 MLSU
• 2001-06-27 Sold (Public Records) — Public Records
• 1986-01-09 Sold (Public Records) — Public Records
• 1985-12-05 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2017): $881 · +3.6% YoY. Source: county tax records.