1313 Roxbury Ct · Jackson, MS 39211

$249,000

2 bd · 2.0 ba · 2,617 sqft · SingleFamily public records · 84 Days on market

Built 1985 $95/sqft · 23% below area Est $322k · 23% under $150/mo HOA · 7% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +7.3/30.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare Multi-Level Condo Investment Opportunity in Northeast Jackson! Discover a unique opportunity in the heart of Northeast Jackson's desirable Roxbury Court--just minutes from Highland Village and The District at Eastover. This 3-bedroom, 3-bath condo spans multiple levels and includes an elevator for easy access between floors, offering exceptional flexibility for both homeowners and investors. Currently, each level is occupied by a tenant, providing a rare chance to own a fully leased property with strong income potential. The middle floor and upper floor are currently each configured as a one bed/one bath apartment. They have rare tall ceilings and amazing light filled windows as well as their own garage space as well as a washer/dryer in their unit. On the lower level, a separately accessed studio/efficiency unit includes a full bathroom and kitchenette--ideal for a tenant, guest suite, or home office setup. This level also includes access to the garage. Whether you're looking to live in one unit and rent the other two units, or add a solid income-producing property to your portfolio, this condo offers the space, layout, and location to meet a variety of needs. Don't miss this outstanding investment opportunity in one of North Jackson's most convenient and established neighborhoods.

Key facts

• $150 HOA
• 2 garage spots
• Built 1985

🏷️ Possibly a rental listed for sale. The $249,000 price doesn't fit this home's estimated sale value (~$321,870) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-332 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (18.7% below list).
• Recommended offer: $190k (23.6% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 9.9% in Jackson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Rents rising fast (+7.9%/yr); 221 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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: 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 $190,343 (23.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.72%
• DSCR: 0.75
• GRM: 10.3

CMA / ARV

• ARV (median comp): $321,870
• List price: $249,000
• Delta: -22.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1436 Robert Dr	0.25mi	3/2.5 (+1)	2,373 (-9%)	2mo	$349,000	$147	64
1510 Douglass Dr	0.27mi	3/3.0 (+1)	2,807 (+7%)	9mo	$349,500	$125	59
4011 Northeast Dr	0.31mi	3/3.0 (+1)	2,729 (+4%)	15mo	$357,000	$131	57
3809 Montrose Cir	0.71mi	3/2.5 (+1)	2,600 (-1%)	4mo	$274,900	$106	55
3726 Greenwich St	0.55mi	3/3.0 (+1)	2,398 (-8%)	1mo	$290,000	$121	50
4150 Crane Blvd	0.62mi	3/2.5 (+1)	2,687 (+3%)	14mo	$472,600	$176	48
1038 Whitsett Walk	0.52mi	3/2.0 (+1)	2,281 (-13%)	7mo	$269,000	$118	43
1436 Kimwood Dr	0.72mi	3/2.0 (+1)	2,450 (-6%)	10mo	$240,000	$98	42
1048 Meadow Heights Dr	0.62mi	3/3.0 (+1)	2,336 (-11%)	9mo	$115,000	$49	37
4325 Ridgewood Rd	0.70mi	3/2.0 (+1)	2,368 (-10%)	14mo	$227,900	$96	35
3806 Montrose Cir	0.70mi	3/2.0 (+1)	2,410 (-8%)	22mo	$254,400	$106	31
1838 Aztec Dr	0.74mi	3/3.0 (+1)	2,246 (-14%)	20mo	$260,000	$116	16

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 · 7.9% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.27×
• Total profit: $-50,865
• Equity at exit: $37,127

10-year hold

• IRR: -4.1%
• Equity multiple: 0.67×
• Total profit: $-23,312
• Equity at exit: $21,529

Cash invested: $69,720 (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 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,024 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$372 /mo · $4,458/yr
• Insurance: −$104
• HOA: −$150
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-332

Break-even live

Break-even rent $2,444

Max offer price $190,343

Occupancy floor —

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
246 Eastbrooke St Jackson, MS	2.0	2.0	1777	$2,750	$1.55	43d	1	0.74mi
4220 Council Cir Jackson, MS	3.0	2.5	1780	$1,850	$1.04	23d	1	1.18mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 26 events

1. 2026-06-18
   days on market $249,000 Active 84 DOM
2. 2026-06-17
   days on market $249,000 Active 83 DOM
3. 2026-06-16
   days on market $249,000 Active 82 DOM
4. 2026-06-15
   days on market $249,000 Active 81 DOM
5. 2026-06-14
   days on market $249,000 Active 79 DOM
6. 2026-06-13
   days on market $249,000 Active 78 DOM
7. 2026-06-10
   days on market $249,000 Active 76 DOM
8. 2026-06-09
   days on market $249,000 Active 75 DOM
9. 2026-06-08
   days on market $249,000 Active 74 DOM
10. 2026-06-07
    days on market $249,000 Active 73 DOM
11. 2026-06-05
    days on market $249,000 Active 70 DOM
12. 2026-06-03
    days on market $249,000 Active 69 DOM
13. 2026-06-02
    days on market $249,000 Active 68 DOM
14. 2026-06-01
    days on market $249,000 Active 67 DOM
15. 2026-05-31
    days on market $249,000 Active 66 DOM
16. 2026-05-30
    days on market $249,000 Active 65 DOM
17. 2026-03-26
    listed $249,000 Active 1317-char remark

    Show marketing remark (1317 chars)

    Rare Multi-Level Condo Investment Opportunity in Northeast Jackson! Discover a unique opportunity in the heart of Northeast Jackson's desirable Roxbury Court--just minutes from Highland Village and The District at Eastover. This 3-bedroom, 3-bath condo spans multiple levels and includes an elevator for easy access between floors, offering exceptional flexibility for both homeowners and investors. Currently, each level is occupied by a tenant, providing a rare chance to own a fully leased property with strong income potential. The middle floor and upper floor are currently each configured as a one bed/one bath apartment. They have rare tall ceilings and amazing light filled windows as well as their own garage space as well as a washer/dryer in their unit. On the lower level, a separately accessed studio/efficiency unit includes a full bathroom and kitchenette--ideal for a tenant, guest suite, or home office setup. This level also includes access to the garage. Whether you're looking to live in one unit and rent the other two units, or add a solid income-producing property to your portfolio, this condo offers the space, layout, and location to meet a variety of needs. Don't miss this outstanding investment opportunity in one of North Jackson's most convenient and established neighborhoods.

18. 2025-12-15
    historical
19. 2025-07-13
    listed $249,000 Active
20. 2012-12-28
    soldstatus
21. 2012-03-13
    soldstatus
22. 2007-04-04
    soldstatus
23. 2006-05-02
    historical
24. 2001-08-28
    soldstatus
25. 2000-06-24
    listed $135,000
26. 1989-12-29
    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: $4,458 · $372/mo
• Projected year-2 tax: $4,458 · $372/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,288
• − Mortgage interest: −$13,948
• − Property taxes: −$4,458
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − HOA: −$1,800
• − Depreciation: −$7,244
• Taxable loss: −$8,292
• Est. tax savings @ 24.0%: +$1,990
• After-tax cash flow: $-1,994/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): 23,838
• Household income: $69,426
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 736.0

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: Majority Black (59%)
• Race & ethnicity: Black 59% White 36% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

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: ▼ -135.99%
• Current HPI: 145.5192
• Rent YoY: ▲ 7.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+84.4% since first listed

10 events — show timeline

• 2026-03-26 Listed $249,000 MLSU
• 2025-12-15 Listing Removed — MLSU
• 2025-07-13 Listed $249,000 MLSU
• 2012-12-28 Sold (Public Records) — Public Records
• 2012-03-13 Sold (Public Records) — Public Records
• 2007-04-04 Sold (Public Records) — Public Records
• 2006-05-02 Listing Removed — MLSU
• 2001-08-28 Sold (Public Records) — Public Records
• 2000-06-24 Listed $135,000 MLSU
• 1989-12-29 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $4,458 · +3.3% YoY. Source: county tax records.