6643 Glen Ridge Dr · Jackson, MS 39213

$79,900

3 bd · 2.0 ba · 1,090 sqft · SingleFamily public records · 14 Days on market

Built 1985 5,227 sqft lot Est $78k · at est.

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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
• Appreciation +10.0/10.0
• ARV discount +6.7/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Well Maintained home in North Jackson. Precious home with wood floors throughout - Open Kitchen w/ Breakfast Nook. Great Room is spacious. Three guest bedrooms and one and a half bath positioned at the rear of the home. Fully Fenced Back Yard. Priced at $49,000! Call a Realtor Today for your private showing!

Key facts

• Private backyard
• Front porch
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• PRIVATE BACKYARD
• FRONT PORCH

Property features AI

Finance

• Other: Lot is level, interior city lot with front yard (approx. 0.12 acres); Zoned for single-family residential

Exterior

• Parking: Carport (1 space); Driveway with direct access; Concrete driveway
• Security: Security system (prewired); Deadbolt locks
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family house; One level
• Construction: Brick, brick veneer, and wood siding exterior; Asphalt shingle roof; Slab foundation; Built in public-records year
• Exterior features: Front porch; Patio; Private backyard; Rain gutters; Chain link fencing in back yard

Interior

• Kitchen: Dishwasher; Electric range; Exhaust fan; Microwave; Oven; Refrigerator
• Bedrooms: Primary bedroom (Main level); Bedroom 2 (Main level); Bedroom 3 (Main level)
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom; Double vanity in primary bath
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Eat-in kitchen; Pantry; Storage; Double vanity; Prewired for security; Smoke detectors
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup; Gas water heater

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 $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 12.2% vs local median 9.9% in Jackson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Powell Middle School (math 3% / reading 6%, grade F, #177 of 179 statewide, top 99%, 320 students, 100% FRL); Callaway High School (math 3% / reading 10%, grade F, #191 of 197 statewide, top 97%, 923 students, 100% FRL).
• Market conditions: 81 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 $1,209/mo this rent would consume 49% of the median local household income ($30k/yr) (locally 1138% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y ago 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

• Climate carrying-cost: major wind risk, 73% 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 $79,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.51% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.92%
• DSCR: 1.93
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $78,480
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6690 Glen Ridge Dr	0.08mi	3/2.0	1,113 (+2%)	5mo	$76,500	$69	89
6659 Lake Forest Dr Dr	0.05mi	3/2.0	1,152 (+6%)	14mo	$83,000	$72	76

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.9%
• Equity multiple: 4.06×
• Total profit: $68,384
• Equity at exit: $71,980

10-year hold

• IRR: 34.4%
• Equity multiple: 9.13×
• Total profit: $181,896
• Equity at exit: $155,228

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 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$113 /mo · $1,355/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $390

Break-even live

Break-even rent $715

Max offer price $79,900

Occupancy floor 63%

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
963 Pine Lake Dr Jackson, MS	3.0	1.5	1196	$1,050	$0.88	44d	1	0.97mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	44d	1	1.30mi

Listing history 12 events

1. 2026-06-18
   days on market $79,900 Active 14 DOM
2. 2026-06-17
   days on market $79,900 Active 13 DOM
3. 2026-06-16
   days on market $79,900 Active 12 DOM
4. 2026-06-15
   days on market $79,900 Active 11 DOM
5. 2026-06-14
   days on market $79,900 Active 9 DOM
6. 2026-06-13
   days on market $79,900 Active 8 DOM
7. 2026-06-10
   days on market $79,900 Active 6 DOM
8. 2026-06-09
   days on market $79,900 Active 5 DOM
9. 2026-06-08
   days on market $79,900 Active 4 DOM
10. 2026-06-07
    days on market $79,900 Active 3 DOM
11. 2026-06-05
    remarks 566-char remark
12. 2026-06-05
    listed $79,900 Active 1 DOM

ⓘ 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: $1,355 · $113/mo
• Projected year-2 tax: $1,355 · $113/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $14,510
• − Mortgage interest: −$4,476
• − Property taxes: −$1,355
• − Insurance: −$400
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$2,324
• Taxable income: $3,634
• Est. tax owed @ 24.0%: −$872
• After-tax cash flow: $3,808/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): 18,691
• Household income: $29,541
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1138.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% 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: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+45.5% since first listed

9 events — show timeline

• 2026-06-04 Listed $79,900 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2020-11-18 Sold (Public Records) — Public Records
• 2018-06-26 Sold (MLS) — MLSU
• 2018-06-25 Sold (Public Records) — Public Records
• 2018-05-21 Listed $49,000 MLSU
• 2003-10-10 Listed $54,900 MLSU
• 1986-07-29 Sold (Public Records) — Public Records
• 1985-07-31 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,355 · +1.3% YoY. Source: county tax records.