160 Waxwing Dr · Jackson, MS 39212

$189,900

3 bd · 2.0 ba · 1,386 sqft · SingleFamily public records · 52 Days on market

Built 1999 0.32 ac lot Est $143k · 33% over

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Why this score? — see what drove the F 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 +10.5/30.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

beautiful home. great condition. owners very motivated. den with fireplace, split plan, large back yard. seller willing to leave refrigerator and other things with a good contract

Key facts

• Spacious backyard
• Open living area
• Cozy fireplace

Tags

• OPEN LIVING AREA
• COZY FIREPLACE
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (25.4% below list).
• Recommended offer: $142k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 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: Timberlawn Elementary School (math 5% / reading 11%, grade F, #334 of 375 statewide, top 89%, 353 students, 100% FRL); Bailey Middle Apac School (math 46% / reading 62%, grade B-, #18 of 179 statewide, top 10%, 247 students, 100% FRL); Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $141,706 (25.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $142,758
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Waxwing Dr	0.00mi	3/2.0	1,500 (+8%)	1mo	$189,900	$127	85
315 Cedarwood Dr	0.18mi	3/2.0	1,501 (+8%)	2mo	$92,500	$62	77
405 Greenmont Dr	0.52mi	3/2.0	1,380 (-0%)	9mo	$182,900	$133	67
346 Sharon Hills Dr	0.13mi	3/2.0	1,522 (+10%)	14mo	$155,000	$102	66
133 Waywood Dr	0.15mi	3/2.0	1,452 (+5%)	24mo	$135,000	$93	65
337 Woodcliff Dr	0.22mi	3/2.0	1,561 (+13%)	7mo	$165,000	$106	63
236 Lake Cove Dr	0.47mi	3/2.0	1,422 (+3%)	15mo	$174,900	$123	61
423 Cedarwood Dr	0.50mi	3/2.0	1,477 (+7%)	13mo	$180,000	$122	54
539 Winnwood	0.56mi	3/2.0	1,324 (-4%)	16mo	$109,900	$83	53
444 Greenmont Dr	0.58mi	3/2.0	1,208 (-13%)	4mo	$124,900	$103	48
4271 Cypress Dr	0.67mi	3/2.0	1,222 (-12%)	6mo	$107,900	$88	44
165 Plummer Cir	0.70mi	3/1.0	1,516 (+9%)	9mo	$39,950	$26	40

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-35,212
• Equity at exit: $28,315

10-year hold

• IRR: -9.1%
• Equity multiple: 0.41×
• Total profit: $-31,300
• Equity at exit: $16,419

Cash invested: $53,172 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,417 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$141 /mo · $1,698/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-97

Break-even live

Break-even rent $1,540

Max offer price $172,765

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-43	+0% $-97	+5% $-151	+10% $-204
Rent	-10% $-209	-5% $-153	+0% $-97	+5% $-41	+10% $15
Rate	-1.0pp $-1	-0.5pp $-49	base $-97	+0.5pp $-146	+1.0pp $-196

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4954 Hanging Oak Dr Jackson, MS	3.0	2.0	1082	$1,215	$1.12	45d	1	1.01mi

Listing history 7 events

1. 2026-04-13
   status Pending
2. 2026-04-01
   price $189,900
3. 2026-02-20
   listed $195,000 Active
4. 2015-09-29
   soldstatus 179-char remark

   Show marketing remark (179 chars)

   beautiful home. great condition. owners very motivated. den with fireplace, split plan, large back yard. seller willing to leave refrigerator and other things with a good contract

5. 2015-09-29
   soldstatus

   Show marketing remark (179 chars)

   beautiful home. great condition. owners very motivated. den with fireplace, split plan, large back yard. seller willing to leave refrigerator and other things with a good contract

6. 2015-05-19
   listed $109,000 179-char remark

   Show marketing remark (179 chars)

   beautiful home. great condition. owners very motivated. den with fireplace, split plan, large back yard. seller willing to leave refrigerator and other things with a good contract

7. 1999-12-30
   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: $1,698 · $141/mo
• Projected year-2 tax: $1,698 · $141/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 4/10 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: $17,005
• − Mortgage interest: −$10,637
• − Property taxes: −$1,698
• − Insurance: −$950
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$5,524
• Taxable loss: −$4,525
• Est. tax savings @ 24.0%: +$1,086
• After-tax cash flow: $-78/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

+74.2% since first listed

7 events — show timeline

• 2026-04-13 Pending — MLSU
• 2026-04-01 Price Changed $189,900 MLSU
• 2026-02-20 Listed $195,000 MLSU
• 2015-09-29 Sold (Public Records) — Public Records
• 2015-09-29 Sold (MLS) — MLSU
• 2015-05-19 Listed $109,000 MLSU
• 1999-12-30 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,698 · +4.4% YoY. Source: county tax records.