2161 W Mcdowell Rd · Jackson, MS 39204

$65,350

5 bd · 4.0 ba · 1,710 sqft · SingleFamily public records · 97 Days on market

Built 1958 1.00 ac lot $38/sqft · 26% below area Est $88k · 26% under ↓ 32% since listing

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Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Discover unparalleled space and versatility. This unique property features a charming 1,710 sq ft main residence plus a fully independent Additional Dwelling Unit (ADU)''will need renovations but perfect for a rental, in-law suite, or guest quarters. The ADU comes complete with its own kitchen, living area, 2 bedrooms and 2 full baths. Exceptional investment or multi-generational property on a 1 acre lot! The main home features a bungalow layout, there's also a metal workshop/storage building behind the guest house and the property boasts an oversized driveway with ample parking for multiple vehicles or equipment. Hobbyists will love the metal storage workshop, providing the perfect space for projects or secure storage. Whether you're looking for a multi-generational setup or a home that pays for itself through rental income, this 1950s gem offers more value than anything else in the area.

Key facts

• Kitchen
• Storage building
• Living area

Tags

• ADDITIONAL DWELLING UNIT
• KITCHEN
• LIVING AREA
• METAL WORKSHOP
• STORAGE BUILDING
• OVERSIZED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 9.9% in Jackson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 (+13.6%/yr); 121 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,509/mo this rent would consume 60% of the median local household income ($30k/yr) (locally 1099% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k of equity ($452 loan paydown + $7k appreciation (10.0% local appreciation)).
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,468 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.31% ✓
• Cap rate: 19.33%
• Cash-on-cash: 46.55%
• DSCR: 3.07
• GRM: 3.6

CMA / ARV

• ARV (median comp): $88,447
• List price: $65,350
• Delta: -26.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1726 Dianne Dr	0.35mi	4/2.5 (-1)	1,690 (-1%)	18mo	$42,000	$25	55
2229 Scanlon Dr	0.54mi	4/2.0 (-1)	1,651 (-4%)	8mo	$94,900	$57	49
125 Wingfield Ct	0.61mi	4/2.0 (-1)	1,797 (+5%)	11mo	$77,000	$43	41
2064 Monaco St	0.61mi	4/2.0 (-1)	1,670 (-2%)	19mo	$84,700	$51	39
2732 Woodside Dr Dr	0.68mi	4/1.5 (-1)	1,566 (-8%)	20mo	$55,000	$35	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 64.5%
• Equity multiple: 5.85×
• Total profit: $88,819
• Equity at exit: $58,872

10-year hold

• IRR: 60.2%
• Equity multiple: 14.44×
• Total profit: $245,845
• Equity at exit: $126,961

Cash invested: $18,298 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,509 high
• Mortgage (P&I): −$343
• Tax from tax record: −$112 /mo · $1,349/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $710

Break-even live

Break-even rent $611

Max offer price $65,350

Occupancy floor 48%

Sensitivity live

Price	-10% $747	-5% $728	+0% $710	+5% $691	+10% $673
Rent	-10% $591	-5% $650	+0% $710	+5% $769	+10% $829
Rate	-1.0pp $743	-0.5pp $726	base $710	+0.5pp $693	+1.0pp $676

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: $16,338
• Closing costs: $1,960
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	24d	1	0.64mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	24d	1	0.68mi
1641 Woodburn St Jackson, MS	5.0	2.0	1300	$1,812	$1.39	15d	1	0.77mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	0.85mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	15d	1	0.85mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	24d	1	1.05mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	15d	1	1.09mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	15d	1	1.38mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	44d	1	1.38mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	15d	1	1.40mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	15d	1	1.50mi

Listing history 25 events

1. 2026-06-18
   days on market $65,350 Active 97 DOM
2. 2026-06-17
   days on market $65,350 Active 96 DOM
3. 2026-06-16
   days on market $65,350 Active 95 DOM
4. 2026-06-15
   days on market $65,350 Active 94 DOM
5. 2026-06-14
   days on market $65,350 Active 92 DOM
6. 2026-06-13
   days on market $65,350 Active 91 DOM
7. 2026-06-10
   days on market $65,350 Active 89 DOM
8. 2026-06-09
   days on market $65,350 Active 88 DOM
9. 2026-06-08
   days on market $65,350 Active 87 DOM
10. 2026-06-07
    days on market $65,350 Active 86 DOM
11. 2026-06-05
    days on market $65,350 Active 83 DOM
12. 2026-06-03
    days on market $65,350 Active 82 DOM
13. 2026-06-02
    days on market $65,350 Active 81 DOM
14. 2026-06-01
    days on market $65,350 Active 80 DOM
15. 2026-05-31
    days on market $65,350 Active 79 DOM
16. 2026-05-30
    days on market $65,350 Active 78 DOM
17. 2026-03-13
    listed $65,350 Active 902-char remark

    Show marketing remark (902 chars)

    Discover unparalleled space and versatility. This unique property features a charming 1,710 sq ft main residence plus a fully independent Additional Dwelling Unit (ADU)''will need renovations but perfect for a rental, in-law suite, or guest quarters. The ADU comes complete with its own kitchen, living area, 2 bedrooms and 2 full baths. Exceptional investment or multi-generational property on a 1 acre lot! The main home features a bungalow layout, there's also a metal workshop/storage building behind the guest house and the property boasts an oversized driveway with ample parking for multiple vehicles or equipment. Hobbyists will love the metal storage workshop, providing the perfect space for projects or secure storage. Whether you're looking for a multi-generational setup or a home that pays for itself through rental income, this 1950s gem offers more value than anything else in the area.

18. 2024-08-14
    soldstatus
19. 2021-10-20
    historical
20. 2021-10-08
    historical
21. 2016-11-14
    historical
22. 2016-05-18
    listed $60,000
23. 2016-05-16
    listed $60,000
24. 2014-10-09
    listed $96,000
25. 2004-06-10
    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: $1,349 · $112/mo
• Projected year-2 tax: $1,349 · $112/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 6/10 Major 6 d/yr ≥108°F today · 16 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: $18,109
• − Mortgage interest: −$3,661
• − Property taxes: −$1,349
• − Insurance: −$327
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$1,901
• Taxable income: $7,974
• Est. tax owed @ 24.0%: −$1,914
• After-tax cash flow: $6,604/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): 13,249
• Household income: $30,237
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 1099.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 4% Hispanic / Latino 3%
• Foreign-born: 2% · 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: ▲ 17.25%
• Current HPI: 233.9061
• Rent YoY: ▲ 13.56%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-31.9% since first listed

9 events — show timeline

• 2026-03-13 Listed $65,350 MLSU
• 2024-08-14 Sold (Public Records) — Public Records
• 2021-10-20 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2016-11-14 Listing Removed — MLSU
• 2016-05-18 Listed $60,000 MLSU
• 2016-05-16 Listed $60,000 MLSU
• 2014-10-09 Listed $96,000 MLSU
• 2004-06-10 Sold (Public Records) — Public Records