6 Moss Forest Pl · Jackson, MS 39211

$199,900

4 bd · 4.0 ba · 3,677 sqft · SingleFamily public records · 132 Days on market

Built 1985 0.33 ac lot $54/sqft · 34% below area Est $302k · 34% under $69/mo HOA · 3% of rent ↓ 33% since listing

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Why this score? — see what drove the C+ 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 +19.6/30.0
• ARV discount +15.0/15.0
• 1% rule +8.2/10.0
• DSCR +6.2/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This stately home at the end of a cul-de-sac is located in the gated subdivision of Northpointe in Jackson. This home has so many extras including a study with wet bar & wine closet, a sauna in the primary bathroom, formal dining room and character! Downstairs you will find the study, dining room, kitchen with eating area, laundry, half bath and great room with 3 sets of glass doors overlooking the backyard. Upstairs are all the bedrooms. The primary has a balcony. This home is sporting a new roof too.

Key facts

• Study with wet bar
• Wine closet
• Formal dining room

Tags

• GATED SUBDIVISION
• STUDY WITH WET BAR
• WINE CLOSET
• SAUNA IN PRIMARY BATHROOM
• FORMAL DINING ROOM
• GREAT ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $2,648/mo this rent would consume 46% of the median local household income ($69k/yr) (locally 736% 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 $1k of loan paydown is wiped out by about $6k 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 + 7.9% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $70k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.
• Climate carrying-cost: major wind risk, 78% 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 $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 1.32% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 6.3

CMA / ARV

• ARV (median comp): $302,063
• List price: $199,900
• Delta: -33.82%
• 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
14 Autumn Hill Pl	0.23mi	4/3.5	3,869 (+5%)	2mo	$200,000	$52	77
1618 Pear Orchard Pl	0.25mi	3/4.0 (-1)	3,441 (-6%)	1mo	$285,000	$83	72
6254 Waterford Dr	0.11mi	5/3.5 (+1)	3,341 (-9%)	6mo	$350,000	$105	68
143 Rolling Meadows Dr	0.57mi	4/3.5	3,515 (-4%)	1mo	$379,000	$108	63
11 Moss Forest Cir	0.11mi	5/2.5 (+1)	3,200 (-13%)	3mo	$349,000	$109	60
6237 Waterford Dr	0.18mi	4/3.5	3,181 (-14%)	10mo	$292,000	$92	59
32 Raintree Pl	0.21mi	4/3.5	3,134 (-15%)	10mo	$245,000	$78	55
29 Avery Cir	0.34mi	5/3.5 (+1)	3,340 (-9%)	10mo	$329,900	$99	53
1503 Northlake Cir	0.56mi	5/2.5 (+1)	3,500 (-5%)	5mo	$275,000	$79	51
58 Saint Andrews Dr	0.38mi	3/2.5 (-1)	3,318 (-10%)	10mo	$329,000	$99	47
9 Glen Eagles Dr	0.59mi	3/2.5 (-1)	3,250 (-12%)	1mo	$630,000	$194	42
112 Rolling Meadows Dr	0.46mi	4/2.5	3,159 (-14%)	10mo	$299,999	$95	41

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-3,589
• Equity at exit: $29,806

10-year hold

• IRR: 13.8%
• Equity multiple: 2.42×
• Total profit: $79,471
• Equity at exit: $17,284

Cash invested: $55,972 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,648 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$659 /mo · $7,912/yr
• Insurance: −$83
• HOA: −$69
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $232

Break-even live

Break-even rent $2,354

Max offer price $199,900

Occupancy floor 86%

Sensitivity live

Price	-10% $345	-5% $288	+0% $232	+5% $175	+10% $119
Rent	-10% $23	-5% $127	+0% $232	+5% $336	+10% $441
Rate	-1.0pp $333	-0.5pp $283	base $232	+0.5pp $180	+1.0pp $127

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Moss Forest Cir Jackson, MS	4.0	3.0	2624	$3,000	$1.14	14d	1	0.05mi
6231 Waterford Dr Jackson, MS	4.0	3.5	2892	$2,200	$0.76	24d	1	0.20mi
117 Rolling Creek Dr Jackson, MS	4.0	2.5	2459	$2,700	$1.10	24d	1	0.43mi

HOA detail

• Monthly dues: $69 · $828/yr
• Likely covers: security

Listing history 33 events

1. 2026-06-18
   days on market $199,900 Active 132 DOM
2. 2026-06-17
   days on market $199,900 Active 131 DOM
3. 2026-06-16
   days on market $199,900 Active 130 DOM
4. 2026-06-15
   days on market $199,900 Active 129 DOM
5. 2026-06-14
   days on market $199,900 Active 127 DOM
6. 2026-06-13
   days on market $199,900 Active 126 DOM
7. 2026-06-10
   days on market $199,900 Active 124 DOM
8. 2026-06-09
   days on market $199,900 Active 123 DOM
9. 2026-06-08
   days on market $199,900 Active 122 DOM
10. 2026-06-07
    pricedays on market $199,900 Active 121 DOM
11. 2026-06-05
    days on market $229,900 Active 119 DOM
12. 2026-06-03
    days on market $229,900 Active 118 DOM
13. 2026-06-02
    days on market $229,900 Active 117 DOM
14. 2026-06-01
    days on market $229,900 Active 116 DOM
15. 2026-05-31
    days on market $229,900 Active 115 DOM
16. 2026-05-30
    days on market $229,900 Active 114 DOM
17. 2026-04-20
    price $239,900 512-char remark

    Show marketing remark (512 chars)

    This stately home at the end of a cul-de-sac is located in the gated subdivision of Northpointe in Jackson. This home has so many extras including a study with wet bar & wine closet, a sauna in the primary bathroom, formal dining room and character! Downstairs you will find the study, dining room, kitchen with eating area, laundry, half bath and great room with 3 sets of glass doors overlooking the backyard. Upstairs are all the bedrooms. The primary has a balcony. This home is sporting a new roof too.

18. 2026-03-17
    price $249,900 512-char remark

    Show marketing remark (512 chars)

    This stately home at the end of a cul-de-sac is located in the gated subdivision of Northpointe in Jackson. This home has so many extras including a study with wet bar & wine closet, a sauna in the primary bathroom, formal dining room and character! Downstairs you will find the study, dining room, kitchen with eating area, laundry, half bath and great room with 3 sets of glass doors overlooking the backyard. Upstairs are all the bedrooms. The primary has a balcony. This home is sporting a new roof too.

19. 2026-02-04
    listed $269,900 Active 512-char remark

    Show marketing remark (512 chars)

    This stately home at the end of a cul-de-sac is located in the gated subdivision of Northpointe in Jackson. This home has so many extras including a study with wet bar & wine closet, a sauna in the primary bathroom, formal dining room and character! Downstairs you will find the study, dining room, kitchen with eating area, laundry, half bath and great room with 3 sets of glass doors overlooking the backyard. Upstairs are all the bedrooms. The primary has a balcony. This home is sporting a new roof too.

20. 2023-09-19
    historical
21. 2023-09-11
    price $234,900
22. 2023-08-28
    price $242,250
23. 2023-08-08
    listed $255,000 Active
24. 2023-06-05
    soldstatus
25. 2021-10-08
    historical
26. 2021-10-08
    historical
27. 2006-08-04
    soldstatus
28. 2006-08-04
    soldstatus
29. 2005-11-09
    listed $371,000
30. 2004-03-31
    listed $349,500
31. 2003-07-18
    listed $359,500
32. 1997-11-21
    soldstatus
33. 1989-11-09
    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: $7,912 · $659/mo
• Projected year-2 tax: $7,912 · $659/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 7/10 Severe 78% 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: $31,774
• − Mortgage interest: −$11,198
• − Property taxes: −$7,912
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,542
• − Management: −$2,542
• − HOA: −$828
• − Depreciation: −$5,815
• Taxable loss: −$62
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $2,797/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

-33.3% since first listed

17 events — show timeline

• 2026-04-20 Price Changed $239,900 MLSU
• 2026-03-17 Price Changed $249,900 MLSU
• 2026-02-04 Listed $269,900 MLSU
• 2023-09-19 Listing Removed — MLSU
• 2023-09-11 Price Changed $234,900 MLSU
• 2023-08-28 Price Changed $242,250 MLSU
• 2023-08-08 Listed $255,000 MLSU
• 2023-06-05 Sold (Public Records) — Public Records
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2006-08-04 Sold (Public Records) — Public Records
• 2006-08-04 Sold (MLS) — MLSU
• 2005-11-09 Listed $371,000 MLSU
• 2004-03-31 Listed $349,500 MLSU
• 2003-07-18 Listed $359,500 MLSU
• 1997-11-21 Sold (Public Records) — Public Records
• 1989-11-09 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $7,912 · +3.3% YoY. Source: county tax records.