1136 Woodville Dr · Jackson, MS 39212

$74,900

4 bd · 2.0 ba · 1,904 sqft · SingleFamily public records · 59 Days on market

Built 1962 0.28 ac lot $39/sqft · at area comps Est $76k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.2/15.0
• 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

Traditional all-brick ranch located in the established Woodville Heights community. Built in 1962, this single-story residence is situated beautiful lot featuring mature trees and a spacious backyard. The home offers approximately 1,904 square feet of living space with a durable brick exterior. Perfectly positioned in the 39212 zip code, this property provides convenient access to Raymond Road and the I-20 corridor, allowing for an easy commute to downtown Jackson and nearby local amenities. This property represents a classic mid-century profile in a well-settled South Jackson neighborhood.

Key facts

• All-brick ranch
• Spacious backyard
• Convenient access

Tags

• ALL-BRICK RANCH
• MATURE TREES
• SPACIOUS BACKYARD
• CONVENIENT ACCESS
• MID-CENTURY PROFILE
• WELL-SETTLED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Driveway with space for 2 vehicles
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; One level; Entry level on main floor
• Construction: Vinyl exterior; Asphalt shingle roof; Slab foundation; Built according to assessor records
• Exterior features: Front yard; Level lot; Lot dimensions approximately 80 x 135; Residential Estate zoning

Interior

• Kitchen: Electric cooktop; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Electric cooktop; Microwave

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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: 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: Cardozo Middle School (math 5% / reading 10%, grade F, #168 of 179 statewide, top 94%, 625 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 33% 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

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 $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.89% ✓
• Cap rate: 14.93%
• Cash-on-cash: 30.86%
• DSCR: 2.37
• GRM: 4.4

CMA / ARV

• ARV (median comp): $76,091
• List price: $74,900
• Delta: 11.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1157 Rosewood St	0.17mi	4/2.0	1,917 (+1%)	3mo	$79,000	$41	88
1068 Westway St	0.23mi	4/2.5	1,927 (+1%)	2mo	$179,000	$93	84
3343 Fleetwood Dr	0.36mi	3/2.0 (-1)	1,918 (+1%)	1mo	$85,000	$44	76
3031 Longwood Dr	0.44mi	4/2.0	1,960 (+3%)	0mo	$85,000	$43	74
3218 Meadow Forest Dr	0.63mi	4/2.0	1,898 (-0%)	3mo	$59,000	$31	68
3320 Ridgeland Dr	0.42mi	3/1.5 (-1)	1,850 (-3%)	4mo	$56,000	$30	66
1027 Autumn St	0.25mi	3/2.0 (-1)	1,694 (-11%)	2mo	$84,900	$50	64
3110 Woodville Cir	0.16mi	3/2.5 (-1)	2,150 (+13%)	6mo	$70,000	$33	59
3331 Cherrywood Dr	0.67mi	3/1.5 (-1)	1,912 (+0%)	4mo	$57,000	$30	58
3317 Longwood Dr	0.73mi	3/2.0 (-1)	1,964 (+3%)	1mo	$89,000	$45	55
3246 Longwood Dr	0.69mi	3/2.0 (-1)	1,835 (-4%)	6mo	$150,000	$82	52
1244 Cooper Rd	0.55mi	3/2.0 (-1)	1,680 (-12%)	2mo	$65,000	$39	48

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: 27.1%
• Equity multiple: 2.15×
• Total profit: $24,039
• Equity at exit: $11,168

10-year hold

• IRR: 35.5%
• Equity multiple: 4.47×
• Total profit: $72,840
• Equity at exit: $6,476

Cash invested: $20,972 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,412 high
• Mortgage (P&I): −$393
• Tax from tax record: −$152 /mo · $1,828/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $539

Break-even live

Break-even rent $730

Max offer price $74,900

Occupancy floor 57%

Sensitivity live

Price	-10% $582	-5% $561	+0% $539	+5% $518	+10% $497
Rent	-10% $428	-5% $484	+0% $539	+5% $595	+10% $651
Rate	-1.0pp $577	-0.5pp $558	base $539	+0.5pp $520	+1.0pp $500

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	45d	1	0.35mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	45d	1	0.44mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	25d	1	0.51mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	25d	1	0.73mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	25d	1	0.77mi
1641 Woodburn St Jackson, MS	5.0	2.0	1300	$1,812	$1.39	15d	1	0.78mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	45d	1	0.90mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	45d	1	0.90mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	15d	1	0.98mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	15d	1	1.02mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	45d	1	1.02mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	15d	1	1.02mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	1.17mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	25d	1	1.28mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	25d	1	1.33mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	15d	1	1.33mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	15d	1	1.38mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	1.39mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	1.39mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	45d	1	1.42mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	45d	1	1.44mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	15d	1	1.45mi

Listing history 21 events

1. 2026-06-22
   pricedays on market $74,900 Active 59 DOM
2. 2026-06-18
   days on market $84,900 Active 56 DOM
3. 2026-06-17
   days on market $84,900 Active 55 DOM
4. 2026-06-16
   days on market $84,900 Active 54 DOM
5. 2026-06-15
   days on market $84,900 Active 53 DOM
6. 2026-06-14
   days on market $84,900 Active 51 DOM
7. 2026-06-13
   days on market $84,900 Active 50 DOM
8. 2026-06-10
   days on market $84,900 Active 48 DOM
9. 2026-06-09
   days on market $84,900 Active 47 DOM
10. 2026-06-08
    days on market $84,900 Active 46 DOM
11. 2026-06-07
    days on market $84,900 Active 45 DOM
12. 2026-06-05
    days on market $84,900 Active 42 DOM
13. 2026-06-03
    days on market $84,900 Active 41 DOM
14. 2026-06-02
    days on market $84,900 Active 40 DOM
15. 2026-06-01
    days on market $84,900 Active 39 DOM
16. 2026-05-31
    days on market $84,900 Active 38 DOM
17. 2026-05-30
    days on market $84,900 Active 37 DOM
18. 2026-04-23
    listed $84,900 Active 597-char remark
19. 2021-03-09
    soldstatus
20. 2014-05-16
    soldstatus
21. 1963-11-08
    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: $1,828 · $152/mo
• Projected year-2 tax: $1,828 · $152/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: $16,947
• − Mortgage interest: −$4,196
• − Property taxes: −$1,828
• − Insurance: −$374
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$2,179
• Taxable income: $5,658
• Est. tax owed @ 24.0%: −$1,358
• After-tax cash flow: $5,114/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

4 events — show timeline

• 2026-04-23 Listed $84,900 MLSU
• 2021-03-09 Sold (Public Records) — Public Records
• 2014-05-16 Sold (Public Records) — Public Records
• 1963-11-08 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,828 · +2.1% YoY. Source: county tax records.