2319 River Oaks Blvd Unit A · Jackson, MS 39211

$115,000

3 bd · 2.0 ba · 1,360 sqft · Condo · 11 Days on market

Built 1984 Fair condition

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Conveniently located in Jackson, this 3 bed, 2 bath duplex offers a functional and comfortable space to call home. The thoughtful two-story layout provides a wonderful separation between the main living areas and the bedrooms, giving the home a spacious, traditional feel that is easy to manage. Inside, the main floor features an inviting living area that flows naturally, making it ideal for day-to-day living or welcoming guests. The bedrooms are well-proportioned with good closet space, and the two full bathrooms are well-positioned for maximum convenience. One of the true standouts of this property is the fully fenced backyard. If you are looking for an easy commute, quick access to local

Key facts

• Easy commute
• 2 parking spots
• Built 1984

Tags

• FULLY FENCED BACKYARD
• EASY COMMUTE
• QUICK ACCESS TO LOCAL DINING
• QUICK ACCESS TO SHOPPING

Property features AI

Finance

• Other: Building area: 1,360 (source: public records); Lot information: 0.02 acres (approximately)
• Financial info: Financial details not provided
• HOA & community: HOA information not provided

Exterior

• Parking: Concrete parking; 2 parking spaces
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Water connected
• Home design: Multi-family property; Two levels; Move-in ready
• Construction: Wood siding exterior; Asphalt roof; Slab foundation; Built year source: public records
• Exterior features: Front porch; Patio; Balcony; Private entrance; Private yard; Back yard wood fencing; City lot

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Free-standing refrigerator; Electric water heater
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring information not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Natural gas heating; Fireplace(s) provide additional heat; Central air conditioning (electric); Ceiling fans for cooling
• Interior features: Ceiling fans; Eat-in kitchen; Blinds on windows; Deadbolt locks; Hinged patio door; Wood-burning stove fireplace; Smoke and carbon monoxide detectors
• Laundry & utility: Washer hookup; Washer/dryer hookups in kitchen area; Laundry closet; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).

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: Powell Middle School (math 3% / reading 6%, grade F, #177 of 179 statewide, top 99%, 320 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 fast (+7.9%/yr); 221 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 + 7.9% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.33%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.9% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.48×
• Total profit: $15,491
• Equity at exit: $17,147

10-year hold

• IRR: 24.1%
• Equity multiple: 3.58×
• Total profit: $83,202
• Equity at exit: $9,943

Cash invested: $32,200 (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: $1,527 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $411

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 68%

Sensitivity live

Price	-10% $491	-5% $451	+0% $411	+5% $372	+10% $332
Rent	-10% $291	-5% $351	+0% $411	+5% $472	+10% $532
Rate	-1.0pp $469	-0.5pp $441	base $411	+0.5pp $382	+1.0pp $351

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Northtown Dr Jackson, MS	1.0–2.0	1.0–2.0	871	$1,200	$1.38	15d	15	0.09mi
51 Northtown Dr Unit 001G Jackson, MS	3.0	2.0	1260	$1,449	$1.15	15d	1	0.10mi
51 Northtown Dr Unit 003D Jackson, MS	2.0	2.0	1025	$1,199	$1.17	45d	1	0.10mi
9B River Oaks Pl Jackson, MS	2.0	2.0	1012	$1,395	$1.38	24d	1	0.13mi
51 Northtown Dr Unit 006H Jackson, MS	2.0	2.0	1025	$1,289	$1.26	24d	1	0.20mi
51 Northtown Dr Unit 009H Jackson, MS	2.0	2.0	1025	$1,179	$1.15	15d	1	0.20mi
51 Northtown Dr Unit 014G Jackson, MS	2.0	2.0	1096	$1,249	$1.14	15d	1	0.20mi
51 Northtown Dr Unit 009F Jackson, MS	2.0	2.0	1025	$1,319	$1.29	45d	1	0.20mi
51 Northtown Dr Unit 021A Jackson, MS	3.0	2.0	1500	$1,694	$1.13	22d	1	0.20mi
51 Northtown Dr Unit 002G Jackson, MS	3.0	2.0	1260	$1,644	$1.30	45d	1	0.20mi
51 Northtown Dr Apt 13L Jackson, MS	2.0	2.0	1096	$1,364	$1.24	45d	1	0.20mi
51 Northtown Dr Unit 008E Jackson, MS	2.0	2.0	1025	$1,354	$1.32	45d	1	0.20mi
51 Northtown Dr Unit 009D Jackson, MS	2.0	2.0	1025	$1,179	$1.15	24d	1	0.20mi
51 Northtown Dr Unit 001F Jackson, MS	3.0	2.0	1260	$1,644	$1.30	15d	1	0.20mi
51 Northtown Dr Unit 001B Jackson, MS	3.0	2.0	1260	$1,499	$1.19	15d	1	0.20mi
51 Northtown Dr Unit 027B Jackson, MS	2.0	2.0	1096	$1,439	$1.31	15d	1	0.20mi
51 Northtown Dr Unit 027G Jackson, MS	2.0	2.0	1096	$1,279	$1.17	15d	1	0.20mi
51 Northtown Dr Apt 10E Jackson, MS	2.0	2.0	1096	$1,199	$1.09	15d	1	0.20mi
35 Meadowoods Ter Jackson, MS	3.0	2.0	1269	$1,450	$1.14	24d	1	0.24mi
2501 River Oaks Blvd Jackson, MS	1.0–2.0	1.0–2.0	980	$1,600	$1.63	15d	6	0.34mi
214 Foxboro Dr Jackson, MS	3.0	2.0	1224	$1,395	$1.14	15d	1	0.57mi
109 Pine Knoll Dr Ridgeland, MS	2.0	2.0	1050	$1,350	$1.29	15d	1	0.89mi
119 S Canton Club Cir Jackson, MS	3.0	2.0	1444	$1,595	$1.10	24d	1	0.96mi
601 Northpointe Pkwy Jackson, MS	1.0–2.0	1.0–2.0	910	$1,054	$1.16	15d	2	1.01mi
110 Pine Knoll Dr Ridgeland, MS	1.0–2.0	1.0	1000	$1,295	$1.29	45d	1	1.02mi
1620 E County Line Rd Ridgeland, MS	1.0–3.0	1.0–2.5	1126	$1,595	$1.42	15d	7	1.06mi
6675 Old Canton Rd Ridgeland, MS	2.0	2.0	905	$1,199	$1.32	22d	1	1.17mi
879 William Blvd Ridgeland, MS	1.0–3.0	1.0–2.0	1117	$1,397	$1.25	15d	7	1.18mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$2,255	$2.10	15d	15	1.24mi
875 William Blvd Ridgeland, MS	1.0–2.0	1.0–2.0	712	$1,289	$1.81	15d	9	1.25mi
1523 E County Line Rd Jackson, MS	2.0	2.0	989	$1,235	$1.25	45d	1	1.32mi
6811 Old Canton Rd Ridgeland, MS	2.0	2.0	1365	$1,495	$1.10	45d	1	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-15
   status $115,000 Pending 11 DOM
2. 2026-06-15
   days on market $115,000 Active 11 DOM
3. 2026-06-14
   days on market $115,000 Active 9 DOM
4. 2026-06-13
   days on market $115,000 Active 8 DOM
5. 2026-06-10
   days on market $115,000 Active 6 DOM
6. 2026-06-09
   days on market $115,000 Active 5 DOM
7. 2026-06-08
   days on market $115,000 Active 4 DOM
8. 2026-06-07
   days on market $115,000 Active 3 DOM
9. 2026-06-05
   remarks 699-char remark
10. 2026-06-05
    listed $115,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $18,321
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$3,345
• Taxable income: $3,303
• Est. tax owed @ 24.0%: −$793
• After-tax cash flow: $4,144/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This two-story duplex requires moderate repairs and maintenance to improve its condition and increase its value.

Repairs flagged

• Major exterior siding — Significant weathering and damage
• Major landscaping — Overgrown vegetation and unkempt appearance

Value-add opportunities

• Resale paint exterior — Enhances curb appeal
• Rental replace carpet — Improves living space comfort
• Both landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant weathering and damage	Major	$15,000–50,000
landscaping · Overgrown vegetation and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale paint exterior — Enhances curb appeal ↑
• Rental replace carpet — Improves living space comfort ↑
• Both landscaping — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-04 Listed $115,000 MLSU