206 Valley Ridge Dr · Jackson, MS 39206

$89,900

3 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 13 Days on market

Built 1972 0.32 ac lot Est $158k · 43% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

THIS 3 BEDROOM 2 BATH IS LOCATED IN VALLEY NORTH SUBDIVISION ON THE QUIET STREE OF VALLEY RIDGE. THIS HOME IS IN NEED OF SOME TLC, HOWEVER SELLER HAVED PRICED IT TO SALE FOR ONLY 35, 400. IT HAS A NIVE SHADED BACKYARD WITH SLAB PATIO FOR ENTERTAINING. THIS PROPERTY IS BEING SOLD AS IS, WITH NO DISCLOSURES, NO REPAIRS WILL BE PROVIDED. REMEMBER PRICE RELECTS DISCOUNT AND CALL YOUR REALTOR TODAY.

Key facts

• Tree lined setting
• Nearby parks
• Nearby schools

Tags

• CONVENIENT ACCESS TO I-55
• TREE LINED SETTING
• WELL CONNECTED TO DOWNTOWN
• PUBLIC WATER AND SEWER
• NEARBY SCHOOLS
• NEARBY PARKS

Property features AI

Exterior

• Parking: 2-space carport; Paved parking
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single family residence (house); One level
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built year from public records
• Exterior features: Slab patio/porch; Privacy fencing; Other exterior features

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Oven
• Bedrooms: Primary bedroom on main level; Two additional bedrooms on main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Aluminum frame windows; 5 total rooms
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.2% vs local median 9.9% in Jackson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Green Elementary School (math 2% / reading 8%, grade F, #356 of 375 statewide, top 98%, 273 students, 100% FRL); 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: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• This rent runs 41% of the median local income ($43k/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 $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 ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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: property tax is 2.6% of price.
• 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 $89,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.61% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.07%
• DSCR: 1.94
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $158,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Lake Of Pines Dr	0.15mi	3/2.0	1,710 (+1%)	3mo	$205,000	$120	90
102 Pine Island Dr	0.25mi	3/2.0	1,565 (-8%)	3mo	$170,000	$109	73
115 Pine Island Dr	0.22mi	3/2.0	1,508 (-11%)	9mo	$137,500	$91	63
225 Somerset Dr	0.45mi	4/2.0 (+1)	1,651 (-3%)	8mo	$190,000	$115	62
4560 Kirkley Cir	0.66mi	4/2.5 (+1)	1,585 (-7%)	4mo	$139,900	$88	48
4688 Nordell Dr	0.67mi	3/2.0	1,605 (-6%)	15mo	$148,900	$93	47
135 Bedford Ln	0.58mi	3/2.0	1,864 (+10%)	12mo	$174,000	$93	47
4692 Nordell Dr	0.65mi	4/2.0 (+1)	1,496 (-12%)	5mo	$158,000	$106	41
965 Witsell Rd	0.58mi	3/1.5	1,476 (-13%)	16mo	$69,900	$47	36
4678 Nisqually Rd	0.63mi	4/2.0 (+1)	1,916 (+13%)	11mo	$190,000	$99	35
726 Witsell Rd	0.74mi	3/2.0	1,448 (-15%)	13mo	$120,000	$83	30
4625 Nisqually Rd	0.68mi	4/2.0 (+1)	1,450 (-15%)	17mo	$125,000	$86	24

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: 13.4%
• Equity multiple: 1.53×
• Total profit: $13,405
• Equity at exit: $13,404

10-year hold

• IRR: 22.1%
• Equity multiple: 2.87×
• Total profit: $47,197
• 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: 5.2×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$193 /mo · $2,313/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $442

Break-even live

Break-even rent $888

Max offer price $89,900

Occupancy floor 64%

Sensitivity live

Price	-10% $493	-5% $467	+0% $442	+5% $417	+10% $391
Rent	-10% $328	-5% $385	+0% $442	+5% $499	+10% $556
Rate	-1.0pp $487	-0.5pp $465	base $442	+0.5pp $419	+1.0pp $395

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 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	45d	1	0.46mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	45d	1	0.83mi
612 Heather Ln Jackson, MS	4.0	2.0	1642	$1,675	$1.02	25d	1	0.93mi

Listing history 11 events

1. 2026-06-18
   days on market $89,900 Active 13 DOM
2. 2026-06-17
   days on market $89,900 Active 12 DOM
3. 2026-06-16
   days on market $89,900 Active 11 DOM
4. 2026-06-15
   days on market $89,900 Active 10 DOM
5. 2026-06-14
   days on market $89,900 Active 8 DOM
6. 2026-06-13
   days on market $89,900 Active 7 DOM
7. 2026-06-10
   days on market $89,900 Active 5 DOM
8. 2026-06-09
   days on market $89,900 Active 4 DOM
9. 2026-06-08
   days on market $89,900 Active 3 DOM
10. 2026-06-07
    remarks 647-char remark
11. 2026-06-07
    listed $89,900 Active 2 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: $2,313 · $193/mo
• Projected year-2 tax: $2,313 · $193/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 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: $17,372
• − Mortgage interest: −$5,036
• − Property taxes: −$2,313
• − Insurance: −$450
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$2,615
• Taxable income: $4,178
• Est. tax owed @ 24.0%: −$1,003
• After-tax cash flow: $4,301/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

+154.0% since first listed

8 events — show timeline

• 2026-06-05 Listed $89,900 MLSU
• 2016-08-11 Sold (MLS) — MLSU
• 2016-07-27 Sold (Public Records) — Public Records
• 2016-07-11 Listed $35,400 MLSU
• 2016-07-11 Listing Removed — MLSU
• 2016-07-08 Listed $35,400 MLSU
• 2004-04-15 Sold (Public Records) — Public Records
• 1977-06-23 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,313 · +2.1% YoY. Source: county tax records.