6643 Glen Ridge Dr · Jackson, MS 39213

$64,900

3 bd · 2.0 ba · 1,090 sqft · SingleFamily public records · 157 Days on market

Built 1985 Fair condition 5,227 sqft lot $60/sqft · 31% below area Est $83k · 22% under

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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 +15.0/15.0
• 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

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 9.3% 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: 149 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 185d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,254/mo this rent would consume 51% 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 ($449 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $15k (19%) 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 $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.93% ✓
• Cap rate: 15.73%
• Cash-on-cash: 33.70%
• DSCR: 2.50
• GRM: 4.3

CMA / ARV

• ARV (median comp): $83,331
• List price: $64,900
• Delta: -22.12%
• 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%)	9mo	$76,500	$69	85
939 Pine Lake Dr	1.05mi	3/1.5	1,208 (+11%)	4mo	$79,000	$65	42
101 Dotson Pl	1.48mi	3/2.0	1,325 (+22%)	0mo	$79,900	$60	40
958 Watkins Pl	1.11mi	3/2.0	1,316 (+21%)	2mo	$165,000	$125	38
5758 Brownlee Dr	1.32mi	3/2.0	1,305 (+20%)	4mo	$135,000	$103	37
2002 Queensroad Ave	1.41mi	3/1.0	1,242 (+14%)	2mo	$55,000	$44	36
4328 California Ave	1.46mi	3/2.0	1,308 (+20%)	6mo	$72,500	$55	35
4510 Kirkley Dr	1.24mi	3/2.0	1,212 (+11%)	14mo	$94,900	$78	35
947 Witsell Rd	1.10mi	3/2.0	1,300 (+19%)	7mo	$165,000	$127	34
5749 Brownlee Dr	1.28mi	3/2.0	1,321 (+21%)	7mo	$134,000	$101	34
958 Watkins Pl	1.12mi	3/2.0	1,316 (+21%)	9mo	$31,200	$24	32
3815 Douglas Ave	1.48mi	4/2.0 (+1)	1,360 (+25%)	8mo	$16,920	$12	29

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: 50.1%
• Equity multiple: 4.74×
• Total profit: $67,886
• Equity at exit: $58,467

10-year hold

• IRR: 43.8%
• Equity multiple: 10.60×
• Total profit: $174,430
• Equity at exit: $126,086

Cash invested: $18,172 (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 →

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: +16.4% 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: 149
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$113 /mo · $1,355/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $510

Break-even live

Break-even rent $608

Max offer price $64,900

Occupancy floor 54%

Sensitivity live

Price	-10% $547	-5% $529	+0% $510	+5% $492	+10% $474
Rent	-10% $411	-5% $461	+0% $510	+5% $560	+10% $609
Rate	-1.0pp $543	-0.5pp $527	base $510	+0.5pp $493	+1.0pp $476

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: $16,225
• Closing costs: $1,947
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	184d	1	0.97mi
626 Meadowview Dr Jackson, MS	3.0	1.0	1140	$1,450	$1.27	2d	1	1.25mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	184d	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

1. 2026-11-08
   days on market $64,900 Active 157 DOM
2. 2026-11-07
   days on market $64,900 Active 156 DOM
3. 2026-11-06
   days on market $64,900 Active 155 DOM
4. 2026-11-05
   days on market $64,900 Active 154 DOM
5. 2026-11-04
   pricedays on market $64,900 Active 153 DOM
6. 2026-11-02
   days on market $69,900 Active 151 DOM
7. 2026-11-01
   days on market $69,900 Active 150 DOM
8. 2026-10-31
   days on market $69,900 Active 149 DOM
9. 2026-10-30
   days on market $69,900 Active 148 DOM
10. 2026-10-29
    days on market $69,900 Active 147 DOM
11. 2026-10-28
    days on market $69,900 Active 146 DOM
12. 2026-10-27
    days on market $69,900 Active 145 DOM
13. 2026-10-26
    days on market $69,900 Active 144 DOM
14. 2026-10-25
    days on market $69,900 Active 143 DOM
15. 2026-10-24
    days on market $69,900 Active 142 DOM
16. 2026-10-23
    days on market $69,900 Active 141 DOM
17. 2026-10-22
    days on market $69,900 Active 140 DOM
18. 2026-10-21
    days on market $69,900 Active 139 DOM
19. 2026-10-20
    days on market $69,900 Active 138 DOM
20. 2026-10-19
    days on market $69,900 Active 137 DOM
21. 2026-10-18
    days on market $69,900 Active 136 DOM
22. 2026-10-17
    days on market $69,900 Active 135 DOM
23. 2026-10-16
    days on market $69,900 Active 134 DOM
24. 2026-10-15
    days on market $69,900 Active 133 DOM
25. 2026-10-14
    days on market $69,900 Active 132 DOM
26. 2026-10-13
    days on market $69,900 Active 131 DOM
27. 2026-10-12
    days on market $69,900 Active 130 DOM
28. 2026-10-11
    days on market $69,900 Active 129 DOM
29. 2026-10-10
    days on market $69,900 Active 128 DOM
30. 2026-10-09
    days on market $69,900 Active 127 DOM
31. 2026-10-08
    days on market $69,900 Active 126 DOM
32. 2026-10-07
    days on market $69,900 Active 125 DOM
33. 2026-10-06
    days on market $69,900 Active 124 DOM
34. 2026-10-05
    days on market $69,900 Active 123 DOM
35. 2026-10-04
    days on market $69,900 Active 122 DOM
36. 2026-10-03
    days on market $69,900 Active 121 DOM
37. 2026-10-02
    days on market $69,900 Active 120 DOM
38. 2026-10-01
    days on market $69,900 Active 119 DOM
39. 2026-09-30
    days on market $69,900 Active 118 DOM
40. 2026-09-29
    days on market $69,900 Active 117 DOM
41. 2026-09-28
    days on market $69,900 Active 116 DOM
42. 2026-09-27
    days on market $69,900 Active 115 DOM
43. 2026-09-26
    days on market $69,900 Active 114 DOM
44. 2026-09-25
    days on market $69,900 Active 113 DOM
45. 2026-09-24
    days on market $69,900 Active 112 DOM
46. 2026-09-23
    days on market $69,900 Active 111 DOM
47. 2026-09-22
    days on market $69,900 Active 110 DOM
48. 2026-09-21
    days on market $69,900 Active 109 DOM
49. 2026-09-20
    days on market $69,900 Active 108 DOM
50. 2026-09-19
    days on market $69,900 Active 107 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: $15,047
• − Mortgage interest: −$3,635
• − Property taxes: −$1,355
• − Insurance: −$324
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$1,888
• Taxable income: $5,437
• Est. tax owed @ 24.0%: −$1,305
• After-tax cash flow: $4,819/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

Fair 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: 52.7% rent · 47.3% own
• Severe rent burden: 11% 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: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Languages at home: 98% English-only · Spanish 2%

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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: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

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

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.