2446 Overbrook Dr · Jackson, MS 39213

$59,900

3 bd · 1.0 ba · 977 sqft · SingleFamily public records · 159 Days on market

Built 1966 8,712 sqft lot $61/sqft · 32% above area Est $45k · 32% over

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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
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming single-story home at 2446 Overbrook Dr, Jackson, MS 39213 offers comfortable living with a functional layout. The home features 3 bedrooms and 2 bathrooms, a bright living area, and a well-appointed kitchen with ample cabinet space. A carport provides covered parking, and the backyard offers room for outdoor activities or relaxing. Conveniently located near shopping, dining, and major roads, this property provides easy access to local amenities and schools, making it an ideal choice for homeowners seeking comfort and practicality.

Key facts

• Covered parking
• Backyard
• Ample cabinet space

Tags

• SINGLE-STORY HOME
• FUNCTIONAL LAYOUT
• WELL-APPOINTED KITCHEN
• AMPLE CABINET SPACE
• COVERED PARKING
• BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: 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: 81 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 41% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($414 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $30k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.68% ✓
• Cap rate: 13.69%
• Cash-on-cash: 26.41%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (median comp): $45,282
• List price: $59,900
• Delta: 32.28%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2424 Utah St	0.19mi	3/1.0	1,000 (+2%)	9mo	$80,000	$80	80
2516 Montebello Drive Dr	0.16mi	3/1.0	1,000 (+2%)	14mo	$100,000	$100	76
2858 Newport St	0.56mi	3/2.0	1,000 (+2%)	3mo	$45,000	$45	63
3845 Gammill St	0.57mi	3/1.0	994 (+2%)	13mo	$35,000	$35	60
2728 Utah St	0.37mi	3/1.0	887 (-9%)	11mo	$35,000	$39	58
2810 Newport St	0.48mi	3/1.0	909 (-7%)	10mo	$72,500	$80	58
4326 Sunset Dr	0.46mi	3/1.5	1,100 (+13%)	3mo	$19,500	$18	53
3828 California Ave	0.70mi	3/1.0	941 (-4%)	11mo	$45,000	$48	52
2857 Newport St	0.58mi	3/1.0	864 (-12%)	3mo	$40,000	$46	51
3833 Warner Ave	0.67mi	2/2.0 (-1)	1,064 (+9%)	14mo	$34,999	$33	34

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: 44.2%
• Equity multiple: 4.35×
• Total profit: $56,155
• Equity at exit: $53,963

10-year hold

• IRR: 38.3%
• Equity multiple: 9.76×
• Total profit: $146,922
• Equity at exit: $116,373

Cash invested: $16,772 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,005 high
• Mortgage (P&I): −$314
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $369

Break-even live

Break-even rent $538

Max offer price $59,900

Occupancy floor 58%

Sensitivity live

Price	-10% $403	-5% $386	+0% $369	+5% $352	+10% $335
Rent	-10% $290	-5% $329	+0% $369	+5% $409	+10% $449
Rate	-1.0pp $399	-0.5pp $384	base $369	+0.5pp $354	+1.0pp $338

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2475 Greenfield Ave Jackson, MS	2.0	1.5	1000	$800	$0.80	44d	1	0.52mi
3625 Liberty St Jackson, MS	3.0	1.0	1056	$1,190	$1.13	14d	1	1.05mi
1175 Eminence Row Jackson, MS	2.0	1.0	700	$650	$0.93	44d	1	1.11mi
3380 Shady Oaks St Unit B Jackson, MS	2.0	1.0	721	$871	$1.21	24d	1	1.32mi
3380 Shady Oaks St Unit D Jackson, MS	2.0	1.0	721	$832	$1.15	44d	1	1.32mi
3380 Shady Oaks St Jackson, MS	2.0	1.0	721	$871	$1.21	14d	1	1.32mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	21d	1	1.47mi

Listing history 13 events

1. 2026-04-30
   price $59,900 545-char remark

   Show marketing remark (545 chars)

   Charming single-story home at 2446 Overbrook Dr, Jackson, MS 39213 offers comfortable living with a functional layout. The home features 3 bedrooms and 2 bathrooms, a bright living area, and a well-appointed kitchen with ample cabinet space. A carport provides covered parking, and the backyard offers room for outdoor activities or relaxing. Conveniently located near shopping, dining, and major roads, this property provides easy access to local amenities and schools, making it an ideal choice for homeowners seeking comfort and practicality.

2. 2026-04-02
   price $64,900 545-char remark

   Show marketing remark (545 chars)

   Charming single-story home at 2446 Overbrook Dr, Jackson, MS 39213 offers comfortable living with a functional layout. The home features 3 bedrooms and 2 bathrooms, a bright living area, and a well-appointed kitchen with ample cabinet space. A carport provides covered parking, and the backyard offers room for outdoor activities or relaxing. Conveniently located near shopping, dining, and major roads, this property provides easy access to local amenities and schools, making it an ideal choice for homeowners seeking comfort and practicality.

3. 2026-03-10
   price $69,900 545-char remark

   Show marketing remark (545 chars)

   Charming single-story home at 2446 Overbrook Dr, Jackson, MS 39213 offers comfortable living with a functional layout. The home features 3 bedrooms and 2 bathrooms, a bright living area, and a well-appointed kitchen with ample cabinet space. A carport provides covered parking, and the backyard offers room for outdoor activities or relaxing. Conveniently located near shopping, dining, and major roads, this property provides easy access to local amenities and schools, making it an ideal choice for homeowners seeking comfort and practicality.

4. 2026-01-30
   price $74,900 545-char remark

   Show marketing remark (545 chars)

   Charming single-story home at 2446 Overbrook Dr, Jackson, MS 39213 offers comfortable living with a functional layout. The home features 3 bedrooms and 2 bathrooms, a bright living area, and a well-appointed kitchen with ample cabinet space. A carport provides covered parking, and the backyard offers room for outdoor activities or relaxing. Conveniently located near shopping, dining, and major roads, this property provides easy access to local amenities and schools, making it an ideal choice for homeowners seeking comfort and practicality.

5. 2026-01-23
   price $84,900 545-char remark

   Show marketing remark (545 chars)

   Charming single-story home at 2446 Overbrook Dr, Jackson, MS 39213 offers comfortable living with a functional layout. The home features 3 bedrooms and 2 bathrooms, a bright living area, and a well-appointed kitchen with ample cabinet space. A carport provides covered parking, and the backyard offers room for outdoor activities or relaxing. Conveniently located near shopping, dining, and major roads, this property provides easy access to local amenities and schools, making it an ideal choice for homeowners seeking comfort and practicality.

6. 2025-12-12
   listed $89,900 Active 545-char remark

   Show marketing remark (545 chars)

   Charming single-story home at 2446 Overbrook Dr, Jackson, MS 39213 offers comfortable living with a functional layout. The home features 3 bedrooms and 2 bathrooms, a bright living area, and a well-appointed kitchen with ample cabinet space. A carport provides covered parking, and the backyard offers room for outdoor activities or relaxing. Conveniently located near shopping, dining, and major roads, this property provides easy access to local amenities and schools, making it an ideal choice for homeowners seeking comfort and practicality.

7. 2020-06-11
   soldstatus
8. 2015-09-09
   soldstatus 150-char remark

   Show marketing remark (150 chars)

   This home was completely renovated inside. New carpet,floors,fresh paint throughout,new appliances,new roof,etc. Home shows well and is move-in ready.

9. 2015-09-04
   soldstatus
10. 2013-09-23
    listed $54,900 150-char remark

    Show marketing remark (150 chars)

    This home was completely renovated inside. New carpet,floors,fresh paint throughout,new appliances,new roof,etc. Home shows well and is move-in ready.

11. 2008-06-25
    soldstatus
12. 1974-07-08
    soldstatus
13. 1966-09-01
    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: $1,029 · $86/mo
• Projected year-2 tax: $1,029 · $86/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 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: $12,060
• − Mortgage interest: −$3,355
• − Property taxes: −$1,029
• − Insurance: −$300
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$1,743
• Taxable income: $3,704
• Est. tax owed @ 24.0%: −$889
• After-tax cash flow: $3,540/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

+9.1% since first listed

13 events — show timeline

• 2026-04-30 Price Changed $59,900 MLSU
• 2026-04-02 Price Changed $64,900 MLSU
• 2026-03-10 Price Changed $69,900 MLSU
• 2026-01-30 Price Changed $74,900 MLSU
• 2026-01-23 Price Changed $84,900 MLSU
• 2025-12-12 Listed $89,900 MLSU
• 2020-06-11 Sold (Public Records) — Public Records
• 2015-09-09 Sold (MLS) — MLSU
• 2015-09-04 Sold (Public Records) — Public Records
• 2013-09-23 Listed $54,900 MLSU
• 2008-06-25 Sold (Public Records) — Public Records
• 1974-07-08 Sold (Public Records) — Public Records
• 1966-09-01 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,029 · +2.7% YoY. Source: county tax records.