6548 George Washington Dr · Jackson, MS 39213

$89,000

3 bd · 2.0 ba · 1,113 sqft · SingleFamily public records · 264 Days on market

Built 1972 7,405 sqft lot Est $93k · at est. ↓ 15% since listing

---

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 +28.6/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +9.7/15.0
• 1% rule +8.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Come see this beautiful, affordable, totally remodeled home. This 3 bedroom 2 bath home is perfect for someone looking for a family home or someone looking to start a rental portfolio. This neighborhood offers convenient location Hwy 49 and I-220. Contact you favorite Realtor today for a private viewing

Key facts

• Convenient location
• Remodeled home
• 7,405 sq ft lot

Tags

• REMODELED HOME
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

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: Callaway High School (math 3% / reading 10%, grade F, #191 of 197 statewide, top 97%, 923 students, 100% FRL).
• Market conditions: 81 active listings in the ZIP; 6 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 $1,154/mo this rent would consume 47% of the median local household income ($30k/yr) (locally 1138% 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 $10k of equity ($615 loan paydown + $9k 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 + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($78k) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 1.30% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.14%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $93,492
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
375 James Garfield Cir	0.15mi	3/1.5	1,076 (-3%)	1mo	$89,900	$84	85
6634 Lyndon B Johnson Dr	0.22mi	3/2.0	1,120 (+1%)	6mo	$107,000	$96	83
345 William Mckinley Cir	0.29mi	3/1.5	1,166 (+5%)	1mo	$72,000	$62	76
6603 Lyndon B Johnson Dr	0.16mi	3/1.0	1,039 (-7%)	3mo	$89,900	$87	76
316 William Mckinley Cir	0.22mi	3/1.0	1,213 (+9%)	2mo	$59,900	$49	69
6505 Lyndon B. Johnson Drive Dr	0.12mi	3/1.5	1,036 (-7%)	15mo	$87,000	$84	68
138 James Monroe Pl	0.13mi	3/1.5	1,240 (+11%)	10mo	$66,136	$53	64
138 William Mckinley Cir	0.21mi	3/1.5	1,232 (+11%)	8mo	$145,000	$118	64
127 Lincoln Place Pl	0.40mi	3/2.0	1,264 (+14%)	21mo	$83,000	$66	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.7%
• Equity multiple: 3.70×
• Total profit: $67,192
• Equity at exit: $80,178

10-year hold

• IRR: 29.9%
• Equity multiple: 8.35×
• Total profit: $183,202
• Equity at exit: $172,907

Cash invested: $24,920 (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 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,154 high
• Mortgage (P&I): −$467
• Tax from tax record: −$115 /mo · $1,375/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $294

Break-even live

Break-even rent $783

Max offer price $89,000

Occupancy floor 70%

Sensitivity live

Price	-10% $344	-5% $319	+0% $294	+5% $268	+10% $243
Rent	-10% $202	-5% $248	+0% $294	+5% $339	+10% $385
Rate	-1.0pp $338	-0.5pp $316	base $294	+0.5pp $271	+1.0pp $247

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6521 Lyndon B Johnson Dr Jackson, MS	3.0	1.0	1180	$1,150	$0.97	24d	1	0.09mi
6521 Lyndon B Johnson Dr Jackson, MS	3.0	1.0	1180	$1,100	$0.93	15d	1	0.09mi
6605 George Washington Dr Jackson, MS	3.0	2.0	1247	$950	$0.76	15d	1	0.16mi
6513 Abraham Lincoln Dr Jackson, MS	3.0	1.5	1330	$950	$0.71	15d	1	0.27mi
6731 George Washington Dr Jackson, MS	3.0	2.0	1134	$1,300	$1.15	24d	1	0.27mi
6731 George Washington Dr Jackson, MS	3.0	2.0	1134	$1,200	$1.06	15d	1	0.27mi

Listing history 8 events

1. 2026-03-04
   status Pending
2. 2026-02-25
   price $89,000
3. 2025-09-02
   price $95,000
4. 2025-08-06
   price $99,000
5. 2025-06-10
   listed $105,000 Active
6. 2024-07-09
   soldstatus
7. 2017-07-18
   soldstatus
8. 1971-03-31
   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: $1,375 · $115/mo
• Projected year-2 tax: $1,375 · $115/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 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: $13,854
• − Mortgage interest: −$4,985
• − Property taxes: −$1,375
• − Insurance: −$445
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$2,589
• Taxable income: $2,242
• Est. tax owed @ 24.0%: −$538
• After-tax cash flow: $2,985/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): 18,691
• Household income: $29,541
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1138.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% 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: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-15.2% since first listed

8 events — show timeline

• 2026-03-04 Pending — MLSU
• 2026-02-25 Price Changed $89,000 MLSU
• 2025-09-02 Price Changed $95,000 MLSU
• 2025-08-06 Price Changed $99,000 MLSU
• 2025-06-10 Listed $105,000 MLSU
• 2024-07-09 Sold (Public Records) — Public Records
• 2017-07-18 Sold (Public Records) — Public Records
• 1971-03-31 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,375 · +1.6% YoY. Source: county tax records.