3236 Woodview Dr · Jackson, MS 39212

$50,900

3 bd · 1.5 ba · 1,266 sqft · SingleFamily public records · 59 Days on market

Built 1959 0.29 ac lot $40/sqft · 5% below area Est $54k · 5% under ↓ 10% since listing

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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 +9.9/15.0
• 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 MLS

Welcome to this three-bedroom, one-and-a-half-bath home featuring spacious living areas perfect for your family's needs. Enjoy a large den ideal for relaxing or entertaining, and a generous dining area that flows seamlessly into the open kitchen, creating a warm and inviting atmosphere. All bedrooms are well-sized, offering comfort and privacy for everyone. Step outside to a sizable fenced backyard with a lovely patio overlooking the space--perfect for outdoor gatherings and play. Additional conveniences include a one-car garage, close to shopping and interstate that completes this home ready for you to make it your own. Call the REALTOR® of your choice to see this one TODAY!

Key facts

• Large den
• Generous dining area
• Lovely patio

Tags

• LARGE DEN
• GENEROUS DINING AREA
• OPEN KITCHEN
• SIZABLE FENCED BACKYARD
• LOVELY PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $51k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $51k).
• Recommended offer: $49k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.1% 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 (+4.2%/yr); 302 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $352 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $3k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $49,373 (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 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.44% ✓
• Cap rate: 20.11%
• Cash-on-cash: 49.36%
• DSCR: 3.20
• GRM: 3.4

CMA / ARV

• ARV (median comp): $53,777
• List price: $50,900
• Delta: -5.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 Cooper Rd	0.31mi	3/1.0	1,241 (-2%)	4mo	$91,000	$73	77
1340 Woody Dr	0.30mi	3/1.0	1,208 (-5%)	1mo	$59,900	$50	76
983 Branch St	0.45mi	3/2.0	1,252 (-1%)	4mo	$60,000	$48	72
677 Woody Dr	0.53mi	3/2.0	1,248 (-1%)	2mo	$70,000	$56	70
1026 Branch St	0.54mi	3/2.0	1,236 (-2%)	3mo	$55,000	$44	66
1423 Woody Dr	0.37mi	3/1.5	1,404 (+11%)	2mo	$24,900	$18	63
1010 Deryll St	0.54mi	3/2.0	1,143 (-10%)	3mo	$49,900	$44	55
622 Chelsea Dr	0.75mi	3/2.0	1,342 (+6%)	2mo	$115,000	$86	52
1636 Smallwood St	0.45mi	2/1.0 (-1)	1,432 (+13%)	1mo	$17,000	$12	50
1416 Wooddell Dr	0.72mi	3/2.0	1,357 (+7%)	4mo	$35,000	$26	49
2920 Lakewood Dr	0.55mi	4/2.0 (+1)	1,125 (-11%)	1mo	$69,900	$62	48
3114 Suncrest Dr	0.70mi	4/2.0 (+1)	1,432 (+13%)	3mo	$64,900	$45	36

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: 48.5%
• Equity multiple: 3.15×
• Total profit: $30,694
• Equity at exit: $7,589

10-year hold

• IRR: 54.6%
• Equity multiple: 6.72×
• Total profit: $81,542
• Equity at exit: $4,401

Cash invested: $14,252 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$267
• Tax from tax record: −$107 /mo · $1,284/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $586

Break-even live

Break-even rent $500

Max offer price $50,900

Occupancy floor 48%

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: $12,725
• Closing costs: $1,527
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	0.18mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	0.18mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	0.23mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	0.27mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	0.28mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	0.29mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	0.36mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	0.38mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	0.38mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	0.50mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	13d	1	0.51mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	0.53mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	0.56mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	0.60mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	13d	1	0.60mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	0.67mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	0.70mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	43d	1	0.70mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	0.70mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	0.71mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	0.74mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	43d	1	0.79mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	0.84mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	0.86mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	13d	1	0.88mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	13d	1	0.92mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	0.95mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	0.95mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	0.96mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	0.97mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	13d	1	1.04mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	1.04mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	1.08mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	1.08mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	1.12mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	1.12mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	1.17mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	1.19mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	1.19mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	1.35mi

Listing history 22 events

1. 2026-06-18
   days on market $50,900 Active 59 DOM
2. 2026-06-17
   days on market $50,900 Active 58 DOM
3. 2026-06-16
   days on market $50,900 Active 57 DOM
4. 2026-06-15
   days on market $50,900 Active 56 DOM
5. 2026-06-14
   days on market $50,900 Active 54 DOM
6. 2026-06-13
   days on market $50,900 Active 53 DOM
7. 2026-06-10
   days on market $50,900 Active 51 DOM
8. 2026-06-09
   days on market $50,900 Active 50 DOM
9. 2026-06-08
   days on market $50,900 Active 49 DOM
10. 2026-06-07
    days on market $50,900 Active 48 DOM
11. 2026-06-05
    days on market $50,900 Active 45 DOM
12. 2026-06-03
    days on market $50,900 Active 44 DOM
13. 2026-06-02
    days on market $50,900 Active 43 DOM
14. 2026-06-01
    days on market $50,900 Active 42 DOM
15. 2026-05-31
    days on market $50,900 Active 41 DOM
16. 2026-05-30
    days on market $50,900 Active 40 DOM
17. 2026-04-18
    listed $53,900 Active 688-char remark

    Show marketing remark (688 chars)

    Welcome to this three-bedroom, one-and-a-half-bath home featuring spacious living areas perfect for your family's needs. Enjoy a large den ideal for relaxing or entertaining, and a generous dining area that flows seamlessly into the open kitchen, creating a warm and inviting atmosphere. All bedrooms are well-sized, offering comfort and privacy for everyone. Step outside to a sizable fenced backyard with a lovely patio overlooking the space--perfect for outdoor gatherings and play. Additional conveniences include a one-car garage, close to shopping and interstate that completes this home ready for you to make it your own. Call the REALTOR® of your choice to see this one TODAY!

18. 2014-03-13
    soldstatus 537-char remark

    Show marketing remark (537 chars)

    Move in ready, this home is immaculate, the seller has taken very good care of this home. Pride of ownership shows well. Master bedroom is spacious, European hinges and a roll out hamper accent the handicap able hall bath. Top of the line rubber maid accents in all closets. Bathrooms feature ceramic countertops and floor. Dining area features a wonderful view of the patio area with gas grill and parklike fully fenced backyard. Call your realtor today to see this wonderful home. This home qualifies for city of Jackson grant program.

19. 2013-09-04
    listed $59,900 537-char remark

    Show marketing remark (537 chars)

    Move in ready, this home is immaculate, the seller has taken very good care of this home. Pride of ownership shows well. Master bedroom is spacious, European hinges and a roll out hamper accent the handicap able hall bath. Top of the line rubber maid accents in all closets. Bathrooms feature ceramic countertops and floor. Dining area features a wonderful view of the patio area with gas grill and parklike fully fenced backyard. Call your realtor today to see this wonderful home. This home qualifies for city of Jackson grant program.

20. 2013-07-10
    historical
21. 2013-04-03
    listed $59,900
22. 1965-04-05
    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: $1,284 · $107/mo
• Projected year-2 tax: $1,284 · $107/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $14,907
• − Mortgage interest: −$2,851
• − Property taxes: −$1,284
• − Insurance: −$254
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$1,481
• Taxable income: $6,652
• Est. tax owed @ 24.0%: −$1,596
• After-tax cash flow: $5,439/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

-10.0% since first listed

6 events — show timeline

• 2026-04-18 Listed $53,900 MLSU
• 2014-03-13 Sold (MLS) — MLSU
• 2013-09-04 Listed $59,900 MLSU
• 2013-07-10 Listing Removed — MLSU
• 2013-04-03 Listed $59,900 MLSU
• 1965-04-05 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,284 · +2.6% YoY. Source: county tax records.