6643 Glen Ridge Dr · Jackson, MS
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $1,241 – $2,305
Heat risk 7/10 · Major
- Hot days now (above 108°F)
- 7 days/yr
- Hot days in 30 yrs
- 20 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 73.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the A- 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
- ARV discount +14.8/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Appreciation +10.0/10.0
- Livability +3.4/5.0
- Rent growth +2.5/5.0
- Condition / age +2.2/5.0
- Schools +0.6/10.0
$69,900
6643 Glen Ridge Dr · Jackson, MS 39213
3 bd · 2.0 ba · 1,090 sqft · SingleFamily
public records
· 111 Days on market
Built 1985
5,227 sqft lot
$64/sqft
· 26% below area
Est $83k · 16% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $447 ($5k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $70k).
- Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
- Cap rate 14.0% vs local median 9.5% 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: 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: 132 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) — very limited rent-growth headroom before tenants either downsize or default.
Forward outlook
- In year one you build about $7k of equity ($483 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
- By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 111 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts since 23y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
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
$63,609
(9.0% below list)
Questions for the listing agent
- It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.73% ✓
- Cap rate
- 13.96%
- Cash-on-cash
- 27.39%
- DSCR
- 2.22
- GRM
- 4.8
CMA / ARV
- ARV (median comp)
- $83,412
- List price
- $69,900
- Delta
- -16.20%
- Verdict
- UNDERPRICED
- Comps
- 4 within 1.0 mi
Show comp detail 12 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%) | 8mo | $76,500 | $69 | 86 |
| 6659 Lake Forest Dr Dr | 0.05mi | 3/2.0 | 1,152 (+6%) | 17mo | $83,000 | $72 | 74 |
| 939 Pine Lake Dr | 1.05mi | 3/1.5 | 1,208 (+11%) | 3mo | $79,000 | $65 | 43 |
| 958 Watkins Pl | 1.11mi | 3/2.0 | 1,316 (+21%) | 1mo | $165,000 | $125 | 39 |
| 5758 Brownlee Dr | 1.32mi | 3/2.0 | 1,305 (+20%) | 2mo | $135,000 | $103 | 38 |
| 2002 Queensroad Ave | 1.41mi | 3/1.0 | 1,242 (+14%) | 1mo | $55,000 | $44 | 37 |
| 4328 California Ave | 1.46mi | 3/2.0 | 1,308 (+20%) | 5mo | $72,500 | $55 | 36 |
| 4510 Kirkley Dr | 1.24mi | 3/2.0 | 1,212 (+11%) | 13mo | $94,900 | $78 | 36 |
| 947 Witsell Rd | 1.10mi | 3/2.0 | 1,300 (+19%) | 6mo | $165,000 | $127 | 35 |
| 5749 Brownlee Dr | 1.28mi | 3/2.0 | 1,321 (+21%) | 6mo | $134,000 | $101 | 35 |
| 958 Watkins Pl | 1.12mi | 3/2.0 | 1,316 (+21%) | 8mo | $31,200 | $24 | 34 |
| 3815 Douglas Ave | 1.48mi | 4/2.0 (+1) | 1,360 (+25%) | 6mo | $16,920 | $12 | 30 |
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
- 45.0%
- Equity multiple
- 4.40×
- Total profit
- $66,551
- Equity at exit
- $62,971
10-year hold
- IRR
- 39.0%
- Equity multiple
- 9.87×
- Total profit
- $173,678
- Equity at exit
- $135,800
Cash invested: $19,572 (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.
Active competition Active MLS
- For sale now
- 2 active
- Median asking
- $79,000 ($66/sqft)
- Median days on market
- 187 d
- This list price
- 50% of active listings are priced below it
- ARV vs active asking
- +16.5% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 39213
- Home prices YoY
- 7.0%
- Active inventory
- 132
- Price-to-rent
- 4.8×
Monthly cashflow live
↻
- Estimated rent
- $1,209 medium interval (Pro) →
- Mortgage (P&I)
- −$367
- Tax from tax record
- −$113 /mo · $1,355/yr
- Insurance
- −$29
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$254
- Net cashflow
- $447
Break-even live
Break-even rent
$644
Max offer price
$69,900
Occupancy floor
58%
Sensitivity live
| Price | -10% $486 | -5% $466 | +0% $447 | +5% $427 | +10% $407 |
|---|---|---|---|---|---|
| Rent | -10% $351 | -5% $399 | +0% $447 | +5% $494 | +10% $542 |
| Rate | -1.0pp $482 | -0.5pp $464 | base $447 | +0.5pp $429 | +1.0pp $410 |
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
- $17,475
- Closing costs
- $2,097
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
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 | 139d | 1 | 0.97mi |
| 815 Berwood Dr Jackson, MS | 3.0 | 2.0 | 1248 | $1,300 | $1.04 | 139d | 1 | 1.30mi |
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 accessConcrete driveway
- Security
- Security system (prewired)Deadbolt locks
- Utilities
- Public waterPublic sewerElectricity availableCable available
- Home design
- Single-family houseOne level
- Construction
- Brick, brick veneer, and wood siding exteriorAsphalt shingle roofSlab foundationBuilt in public-records year
- Exterior features
- Front porchPatioPrivate backyardRain guttersChain link fencing in back yard
Interior
- Kitchen
- DishwasherElectric rangeExhaust fanMicrowaveOvenRefrigerator
- Bedrooms
- Primary bedroom (Main level)Bedroom 2 (Main level)Bedroom 3 (Main level)
- Flooring
- CarpetTileVinylWood
- Bathrooms
- 1 full bathroom1 half bathroomDouble vanity in primary bath
- Heating & cooling
- Central heating (natural gas)Central airCeiling fans
- Interior features
- Eat-in kitchenPantryStorageDouble vanityPrewired for securitySmoke detectors
- Laundry & utility
- Laundry room with washer hookup and electric dryer hookupGas water heater
Listing history 50 events
-
2026-09-23days on market $69,900 Active 111 DOM
-
2026-09-22days on market $69,900 Active 110 DOM
-
2026-09-21days on market $69,900 Active 109 DOM
-
2026-09-20days on market $69,900 Active 108 DOM
-
2026-09-19days on market $69,900 Active 107 DOM
-
2026-09-18days on market $69,900 Active 106 DOM
-
2026-09-17days on market $69,900 Active 105 DOM
-
2026-09-16days on market $69,900 Active 104 DOM
-
2026-09-15pricedays on market $69,900 Active 103 DOM
-
2026-09-14days on market $74,900 Active 102 DOM
-
2026-09-13days on market $74,900 Active 101 DOM
-
2026-09-12days on market $74,900 Active 100 DOM
-
2026-09-11days on market $74,900 Active 99 DOM
-
2026-09-05days on market $74,900 Active 93 DOM
-
2026-09-04days on market $74,900 Active 92 DOM
-
2026-09-03days on market $74,900 Active 91 DOM
-
2026-08-31days on market $74,900 Active 88 DOM
-
2026-08-30days on market $74,900 Active 87 DOM
-
2026-08-29days on market $74,900 Active 86 DOM
-
2026-08-28days on market $74,900 Active 85 DOM
-
2026-08-27days on market $74,900 Active 84 DOM
-
2026-08-25days on market $74,900 Active 82 DOM
-
2026-08-24days on market $74,900 Active 81 DOM
-
2026-08-23days on market $74,900 Active 80 DOM
-
2026-08-22days on market $74,900 Active 79 DOM
-
2026-08-21days on market $74,900 Active 78 DOM
-
2026-08-20days on market $74,900 Active 77 DOM
-
2026-08-19days on market $74,900 Active 76 DOM
-
2026-08-18days on market $74,900 Active 75 DOM
-
2026-08-17days on market $74,900 Active 74 DOM
-
2026-08-16days on market $74,900 Active 73 DOM
-
2026-08-15days on market $74,900 Active 72 DOM
-
2026-08-15days on market $74,900 Active 71 DOM
-
2026-08-13days on market $74,900 Active 70 DOM
-
2026-08-12days on market $74,900 Active 69 DOM
-
2026-08-11days on market $74,900 Active 68 DOM
-
2026-08-10days on market $74,900 Active 67 DOM
-
2026-08-09days on market $74,900 Active 66 DOM
-
2026-08-08days on market $74,900 Active 65 DOM
-
2026-08-07days on market $74,900 Active 64 DOM
-
2026-08-06days on market $74,900 Active 63 DOM
-
2026-08-05days on market $74,900 Active 62 DOM
-
2026-08-04days on market $74,900 Active 61 DOM
-
2026-08-03days on market $74,900 Active 60 DOM
-
2026-07-31days on market $74,900 Active 57 DOM
-
2026-07-30days on market $74,900 Active 56 DOM
-
2026-07-29days on market $74,900 Active 55 DOM
-
2026-07-27days on market $74,900 Active 53 DOM
-
2026-07-25days on market $74,900 Active 51 DOM
-
2026-07-23days on market $74,900 Active 49 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $14,510
- − Mortgage interest
- −$3,915
- − Property taxes
- −$1,355
- − Insurance
- −$350
- − Repairs & maintenance
- −$1,161
- − Management
- −$1,161
- − Depreciation
- −$2,033
- Taxable income
- $4,535
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,088
- After-tax cash flow
- $4,271/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
45/100
Cosmetic rehab
Est. rehab $5,450–$16,350 screening
The home is in fair condition with minor repairs needed, primarily in the form of painting and landscaping. Fresh paint and well-maintained landscaping can significantly enhance its resale and rental value.
Components & finishes AI
Roof asphalt shingle · good
Flooring hardwood
Counters laminate
Appliances white
HVAC central · new lt5
Repairs flagged
- Minor Paint — Paint appears faded in some areas, indicating wear and tear
Value-add opportunities
- Resale Paint — Fresh paint can enhance the home's curb appeal and overall appearance ↑
- Rental Landscaping — Well-maintained landscaping can attract tenants and increase rental value ↑
ⓘ 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 6/100
Zoned Schools
Middle
Powell Middle School
F
MS #177/179
Nat'l #13,906/14,009
High
Callaway High School
F
MS #191/197
Nat'l #16,823/17,239
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)
- 18,691
- Household income
- $29,541
- Rent vs Own
- Severe rent burden
- 11% of renters
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 listed9 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%/yrLatest (2025): $1,355 · +1.3% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…