Updated Duplex with New
For Sale
$275,000
Pending
2455 River Oaks Boulevard lot A & B, Jackson, MS 39211
Residential Income, Jackson, MS
Property Size2,096 SF
Lot Size0.08 Acres
Days on Market217
Property Features for 2455 River Oaks Boulevard lot A & B
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 3, Bathroom 4, Bedroom 4, Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 1, Bathroom 1
Window features
Aluminum Frames
Patio and Porch features
Patio
Subdivision
Metes And Bounds
Elementary school
McLeod
Middle school
Bailey APAC
High school
Murrah
Directions
Take Old Canton Rd. to River Oaks Blvd., duplex is about .5 miles down on the right.
Standard status
Pending
APN
0753-0524-000, 0753-0524-001
Size
2,096 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
W 1/2 LOT 24 NORTHTOWN PLACE PT 5 AKA LOT 24B
Tax Annual Amount
2305
Legal Description
W 1/2 LOT 24 NORTHTOWN PLACE PT 5 AKA LOT 24B
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1986
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Roof type
Shingle
Listing Agency:
Key Stride Realty
(769) 251-1520
Listed By:
Mitzi Marsh · License #S55635
(601) 906-1072
Added: Feb 6
Changed: Sep 7
Last Checked: Sep 11 at 5:06PM
MLS# 4138388
Copyright © 2026 MLS United. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex contains 2,096 square feet on a 0.08-acre lot and was built in 1986. Renovations include a shingle roof installed in November 2024, new flooring, refreshed bathrooms, interior and exterior paint, updated gutters and shutters, and replacement appliances. Vinyl flooring and patio space add to the property’s physical features.
The property is located in Jackson near Ridgeland, Madison, and Brandon. Public water and public sewer serve the site, and cable service is available. The room inventory includes four bedrooms and four bathrooms overall, supporting the duplex configuration without assigning a specific layout to either unit.
The property is located in Jackson near Ridgeland, Madison, and Brandon. Public water and public sewer serve the site, and cable service is available. The room inventory includes four bedrooms and four bathrooms overall, supporting the duplex configuration without assigning a specific layout to either unit.
Key Highlights
- 2,096‑square‑foot duplex on a 0.08‑acre lot
- New shingle roof installed in November 2024
- Renovated bathrooms, flooring, paint, gutters, shutters, and appliances
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$13,813
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.02%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$276,260
$276.3K
Cap Rate 7%
$197,329
$197.3K
Cap Rate 9%
$153,478
$153.5K
Market Conditions
NOI Build-Up for 2,096 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$21.4K $10.20/SF
− Vacancy
−$1.6K −$0.79/SF
EGI
$19.7K $9.41/SF
− OpEx
−$5.9K −$2.82/SF
NOI
$13.8K $6.59/SF
Area
Jackson, MS
Vacancy
7.70%
Lease Rate
$10.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$276,260
Cap Rate 7%
$197,329
Cap Rate 9%
$153,478
Alternative Uses
Best Use
Multifamily LT 5
$197.3K
$172.7K – $230.2K
NOI $13,813 @ 7.0% cap · market cap 5.02%
Second Best
Apartment 5plus
$184.2K
$161.2K – $214.9K
NOI $12,893 @ 7.0% cap · market cap 4.69%
Theoretical Best
Office A
$359.2K
$314.3K – $419.0K
NOI $25,142 @ 7.0% cap · market cap 9.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
159
Businesses Nearby
Explore this area
Business Placement
Demographics for 39211, MS
24,900
Population
11,334
Households
2.2
Avg Household Size
37
Median Age
54%
College-Educated
94%
High-School Grad
12.3 sq mi
ZIP Area
2,024
Density / Sq Mi
$68,415
Median Household Income
$40,523
Median Earnings
$1,273
Median Rent
$198,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer renovated interiors, vinyl flooring, patio space, and public water and sewer service.
Where is this duplex located?
The property is located at 2455 River Oaks Boulevard lot A & B Jackson, MS.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 2,096‑square‑foot duplex on a 0.08‑acre lot; New shingle roof installed in November 2024; Renovated bathrooms, flooring, paint, gutters, shutters, and appliances
