603 Chelsea Dr · Jackson, MS 39212

$104,900

3 bd · 2.0 ba · 1,734 sqft · SingleFamily public records · 28 Days on market

Built 1971 0.32 ac lot

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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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 2 bath, livingroom, den with fireplace, eat in kitchen, inground pool

Key facts

• Full privacy fence
• 0.32 acre lot
• 2 parking spots

Tags

• SINGLE STORY RESIDENCE
• FULL PRIVACY FENCE
• QUIET MATURE NEIGHBORHOOD

Property features AI

Exterior

• Parking: 2 covered carport spaces; Paved parking
• Utilities: Public sewer; Community water; Electricity available
• Home design: Single-family house; One level; Brick construction
• Construction: Asphalt shingle roof; Concrete perimeter foundation; Slab foundation
• Exterior features: Private yard; Deck; Rain gutters; Privacy fencing (full)

Interior

• Kitchen: Cooktop; Electric cooktop; Electric range; Oven; Dishwasher; Exhaust fan
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace heating; Natural gas heating; Central air conditioning
• Interior features: Fireplace (bath location); Aluminum window frames
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.

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: Raines Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 224 students, 100% FRL); Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 students, 100% FRL); Wingfield High School (math 7% / reading 12%, grade F, #179 of 197 statewide, top 92%, 608 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($51k/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 $725 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 + 4.2% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 $103,326 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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: 1.23% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $65,892
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 Spryfield Rd	0.12mi	3/2.0	1,711 (-1%)	13mo	$46,000	$27	81
609 Briarcliff Cir	0.08mi	3/2.0	1,613 (-7%)	9mo	$60,000	$37	77
111 Friars Cv	0.05mi	4/2.0 (+1)	1,798 (+4%)	13mo	$68,000	$38	76
3922 Forest Lake Dr	0.28mi	3/2.0	1,900 (+10%)	14mo	$37,000	$19	59
613 Briarcliff Cir	0.09mi	2/1.0 (-1)	1,519 (-12%)	10mo	$17,500	$12	58
3246 Longwood Dr	0.68mi	3/2.0	1,835 (+6%)	6mo	$150,000	$82	54
595 Sykes Rd	0.52mi	3/2.0	1,592 (-8%)	12mo	$150,000	$94	52
3331 Cherrywood Dr	0.63mi	3/1.5	1,912 (+10%)	4mo	$57,000	$30	48
3317 Longwood Dr	0.63mi	3/2.0	1,964 (+13%)	1mo	$89,000	$45	48
929 Palm St	0.74mi	3/2.0	1,649 (-5%)	13mo	$5,000	$3	46
1108 Wooddell Dr	0.69mi	2/2.0 (-1)	1,584 (-9%)	9mo	$62,500	$39	41
3637 Sykes Park Dr	0.59mi	4/3.0 (+1)	1,952 (+13%)	14mo	$145,000	$74	31

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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.22×
• Total profit: $6,491
• Equity at exit: $15,641

10-year hold

• IRR: 16.1%
• Equity multiple: 2.38×
• Total profit: $40,589
• Equity at exit: $9,070

Cash invested: $29,372 (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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$550
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $344

Break-even live

Break-even rent $855

Max offer price $104,900

Occupancy floor 68%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	0.55mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	0.69mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	0.74mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	13d	1	0.77mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	0.78mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	13d	1	0.81mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	0.84mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	43d	1	0.87mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	0.88mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	0.89mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	13d	1	0.91mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	43d	1	0.91mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	0.92mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	21d	1	0.93mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	0.96mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	13d	1	1.05mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	1.05mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	1.12mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	1.12mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	1.12mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	1.12mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	1.12mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	1.14mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	1.27mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	13d	1	1.31mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	1.31mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	1.38mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	1.38mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	1.38mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	1.41mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	43d	1	1.42mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	21d	1	1.47mi

Listing history 26 events

1. 2026-06-18
   days on market $104,900 Active 28 DOM
2. 2026-06-17
   days on market $104,900 Active 27 DOM
3. 2026-06-16
   days on market $104,900 Active 26 DOM
4. 2026-06-15
   days on market $104,900 Active 25 DOM
5. 2026-06-14
   days on market $104,900 Active 23 DOM
6. 2026-06-13
   days on market $104,900 Active 22 DOM
7. 2026-06-10
   days on market $104,900 Active 20 DOM
8. 2026-06-09
   days on market $104,900 Active 19 DOM
9. 2026-06-08
   days on market $104,900 Active 18 DOM
10. 2026-06-07
    days on market $104,900 Active 17 DOM
11. 2026-06-05
    days on market $104,900 Active 14 DOM
12. 2026-06-03
    days on market $104,900 Active 13 DOM
13. 2026-06-02
    days on market $104,900 Active 12 DOM
14. 2026-06-01
    days on market $104,900 Active 11 DOM
15. 2026-05-31
    days on market $104,900 Active 10 DOM
16. 2026-05-30
    days on market $104,900 Active 9 DOM
17. 2026-05-21
    listed $104,900 Active
18. 2022-02-23
    soldstatus
19. 2020-03-18
    soldstatus
20. 2013-05-03
    soldstatus
21. 2011-04-07
    soldstatus 79-char remark

    Show marketing remark (79 chars)

    3 bedroom 2 bath, livingroom, den with fireplace, eat in kitchen, inground pool

22. 2011-04-05
    soldstatus
23. 2011-02-09
    listed $24,900 79-char remark

    Show marketing remark (79 chars)

    3 bedroom 2 bath, livingroom, den with fireplace, eat in kitchen, inground pool

24. 2008-08-23
    soldstatus
25. 1997-10-30
    soldstatus
26. 1973-05-15
    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: $984 · $82/mo
• Projected year-2 tax: $984 · $82/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,485
• − Mortgage interest: −$5,876
• − Property taxes: −$984
• − Insurance: −$524
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$3,052
• Taxable income: $2,571
• Est. tax owed @ 24.0%: −$617
• After-tax cash flow: $3,506/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): 25,659
• Household income: $50,722
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1314.0

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 (86%)
• Race & ethnicity: Black 86% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% 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: ▼ -23.01%
• Current HPI: 174.4025
• Rent YoY: ▲ 4.23%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+321.3% since first listed

10 events — show timeline

• 2026-05-21 Listed $104,900 MLSU
• 2022-02-23 Sold (Public Records) — Public Records
• 2020-03-18 Sold (Public Records) — Public Records
• 2013-05-03 Sold (Public Records) — Public Records
• 2011-04-07 Sold (MLS) — MLSU
• 2011-04-05 Sold (Public Records) — Public Records
• 2011-02-09 Listed $24,900 MLSU
• 2008-08-23 Sold (Public Records) — Public Records
• 1997-10-30 Sold (Public Records) — Public Records
• 1973-05-15 Sold (Public Records) — Public Records

Property tax history

-1.4%/yr

Latest (2025): $984 · +3.0% YoY. Source: county tax records.