253 E Northside Dr · Jackson, MS 39206

$89,900

3 bd · 1.0 ba · 1,840 sqft · SingleFamily public records · 27 Days on market

Built 1952 0.27 ac lot

---

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
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this classic cottage in North Jackson!!! Home has 3 bedrooms, 2 baths and pretty hardwood floors!!! Back yard is just waiting for that fall cookout!!! This is a Fannie Mae HomePath property. Don't miss it - call your agent for a showing today!!!

Key facts

• Dedicated driveway
• 0.27 acre lot
• Garage

Tags

• BRICK VENEER EXTERIOR
• INTEGRATED RAIN GUTTERS
• DEDICATED DRIVEWAY
• COVERED CARPORT SPACE

Property features AI

Finance

• HOA & community: Nearby park

Exterior

• Parking: Attached garage (1 garage space); Driveway parking (total 2 parking spaces); Concrete driveway
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water connected
• Home design: Single-family house; One level
• Construction: Built with vinyl, brick, brick veneer and plaster; Conventional foundation; Asphalt shingle roof
• Exterior features: Slab patio/porch; Chain link and wood fencing; Lighting; Private yard; Rain gutters

Interior

• Kitchen: Electric range
• Bedrooms: Primary bedroom on the main level; Two additional bedrooms on the main level
• Flooring: Carpet; Linoleum; Tile; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric and natural gas); Central air conditioning
• Interior features: Seven total rooms; Wood-frame windows; Lighting; Private yard; Rain gutters
• Laundry & utility: Electric dryer hookup; Gas water heater; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.5% 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: 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: Boyd Elementary School (math 0% / reading 9%, grade F, #368 of 375 statewide, top 98%, 405 students, 100% FRL); Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,676/mo this rent would consume 47% of the median local household income ($43k/yr) (locally 1554% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.86% ✓
• Cap rate: 15.47%
• Cash-on-cash: 32.77%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $224,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4359 Brook Dr	0.51mi	3/2.0	1,817 (-1%)	3mo	$260,000	$143	68
4528 Meadowridge Dr	0.31mi	3/2.0	1,714 (-7%)	4mo	$199,900	$117	67
4650 Manila Dr	0.25mi	4/2.0 (+1)	1,732 (-6%)	7mo	$169,000	$98	64
4087 Redwing Ave	0.59mi	3/2.0	1,870 (+2%)	7mo	$225,000	$120	60
262 Iris Ave	0.61mi	3/2.0	1,768 (-4%)	5mo	$59,900	$34	56
4132 Council Cir	0.61mi	4/2.0 (+1)	1,823 (-1%)	6mo	$237,000	$130	56
4059 Council Cir	0.69mi	3/2.0	1,929 (+5%)	2mo	$235,000	$122	54
4081 Pine Hill Dr	0.62mi	3/2.0	1,713 (-7%)	6mo	$180,000	$105	51
4081 Redwing Ave	0.60mi	3/2.0	2,085 (+13%)	5mo	$235,000	$113	41
971 Parkwood Pl	0.66mi	3/2.0	1,601 (-13%)	6mo	$230,000	$144	38
1004 Meadow Heights Dr	0.64mi	4/3.0 (+1)	2,061 (+12%)	1mo	$285,000	$138	36
4018 Redwing Ave	0.71mi	3/2.0	1,620 (-12%)	10mo	$255,000	$157	35

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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 2.15×
• Total profit: $28,967
• Equity at exit: $13,404

10-year hold

• IRR: 35.1%
• Equity multiple: 4.20×
• Total profit: $80,577
• Equity at exit: $7,773

Cash invested: $25,172 (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 →

ZIP-level market 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,676 high
• Mortgage (P&I): −$471
• Tax from tax record: −$128 /mo · $1,536/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $687

Break-even live

Break-even rent $806

Max offer price $89,900

Occupancy floor 54%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Melbourne Rd Jackson, MS	4.0	2.0	1744	$1,350	$0.77	43d	1	0.10mi
341 E Northside Dr Jackson, MS	4.0	2.0	1732	$1,775	$1.02	23d	1	0.11mi
622 Naples Rd Jackson, MS	4.0	2.5	2210	$1,650	$0.75	23d	1	0.31mi
724 Meadowbrook Rd Jackson, MS	3.0	2.0	1593	$2,150	$1.35	43d	1	0.44mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	0.54mi
4091 Pine Hill Dr Jackson, MS	3.0	2.0	1551	$3,000	$1.93	23d	1	0.56mi
4220 Council Cir Jackson, MS	3.0	2.5	1780	$1,850	$1.04	23d	1	0.57mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	43d	1	0.59mi
4056 Redwing Ave Jackson, MS	3.0	2.0	1678	$1,850	$1.10	43d	1	0.63mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	0.66mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	23d	1	0.70mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	13d	1	0.70mi
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	23d	1	0.75mi
3611 N State St Jackson, MS	3.0	2.5	1540	$1,800	$1.17	43d	1	0.98mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$1,100	$1.05	13d	31	1.01mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	43d	1	1.13mi
612 Heather Ln Jackson, MS	4.0	2.0	1642	$1,675	$1.02	23d	1	1.18mi
3309 N State St Jackson, MS	2.0	1.5	1300	$1,495	$1.15	13d	1	1.21mi

Listing history 24 events

1. 2026-06-18
   days on market $89,900 Active 27 DOM
2. 2026-06-17
   days on market $89,900 Active 26 DOM
3. 2026-06-16
   days on market $89,900 Active 25 DOM
4. 2026-06-15
   days on market $89,900 Active 24 DOM
5. 2026-06-14
   days on market $89,900 Active 22 DOM
6. 2026-06-13
   days on market $89,900 Active 21 DOM
7. 2026-06-10
   days on market $89,900 Active 19 DOM
8. 2026-06-09
   days on market $89,900 Active 18 DOM
9. 2026-06-08
   days on market $89,900 Active 17 DOM
10. 2026-06-07
    days on market $89,900 Active 16 DOM
11. 2026-06-05
    days on market $89,900 Active 13 DOM
12. 2026-06-03
    days on market $89,900 Active 12 DOM
13. 2026-06-02
    days on market $89,900 Active 11 DOM
14. 2026-06-01
    days on market $89,900 Active 10 DOM
15. 2026-05-31
    days on market $89,900 Active 9 DOM
16. 2026-05-30
    days on market $89,900 Active 8 DOM
17. 2026-05-22
    listed $89,900 Active
18. 2020-05-19
    soldstatus
19. 2012-10-30
    soldstatus 254-char remark

    Show marketing remark (254 chars)

    Come see this classic cottage in North Jackson!!! Home has 3 bedrooms, 2 baths and pretty hardwood floors!!! Back yard is just waiting for that fall cookout!!! This is a Fannie Mae HomePath property. Don't miss it - call your agent for a showing today!!!

20. 2012-10-30
    soldstatus

    Show marketing remark (254 chars)

    Come see this classic cottage in North Jackson!!! Home has 3 bedrooms, 2 baths and pretty hardwood floors!!! Back yard is just waiting for that fall cookout!!! This is a Fannie Mae HomePath property. Don't miss it - call your agent for a showing today!!!

21. 2012-09-30
    listed $22,000 254-char remark

    Show marketing remark (254 chars)

    Come see this classic cottage in North Jackson!!! Home has 3 bedrooms, 2 baths and pretty hardwood floors!!! Back yard is just waiting for that fall cookout!!! This is a Fannie Mae HomePath property. Don't miss it - call your agent for a showing today!!!

22. 2007-11-09
    soldstatus
23. 2002-12-03
    soldstatus
24. 1965-06-01
    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: $1,536 · $128/mo
• Projected year-2 tax: $1,536 · $128/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 · 19 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: $20,118
• − Mortgage interest: −$5,036
• − Property taxes: −$1,536
• − Insurance: −$450
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$2,615
• Taxable income: $7,262
• Est. tax owed @ 24.0%: −$1,743
• After-tax cash flow: $6,507/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+308.6% since first listed

8 events — show timeline

• 2026-05-22 Listed $89,900 MLSU
• 2020-05-19 Sold (Public Records) — Public Records
• 2012-10-30 Sold (Public Records) — Public Records
• 2012-10-30 Sold (MLS) — MLSU
• 2012-09-30 Listed $22,000 MLSU
• 2007-11-09 Sold (Public Records) — Public Records
• 2002-12-03 Sold (Public Records) — Public Records
• 1965-06-01 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,536 · +1.7% YoY. Source: county tax records.