1455 Wooddell Dr · Jackson, MS 39212

$115,000

3 bd · 2.0 ba · 1,692 sqft · SingleFamily public records · 100 Days on market

Built 1969 0.29 ac lot $68/sqft · 23% above area Est $113k · at est.

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Why this score? — see what drove the C 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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +6.8/15.0
• 1% rule +6.4/10.0
• 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

Charming older home full of character with great bones and incredible potential! This property features solid construction, a spacious layout, and an attractive price point. Ideal opportunity for buyers who want to add their own style and make it truly their own.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1969

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% 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: 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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 1969 — 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: 1.14% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.28%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

• ARV (median comp): $113,164
• List price: $115,000
• Delta: 1.62%
• 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
1843 Longwood Dr	0.16mi	3/2.0	1,634 (-3%)	10mo	$125,000	$76	79
1027 Autumn St	0.53mi	3/2.0	1,694 (+0%)	2mo	$84,900	$50	74
1732 Southhaven Cir	0.43mi	3/2.0	1,675 (-1%)	8mo	$62,500	$37	71
1422 Wooddell Dr	0.13mi	4/2.0 (+1)	1,540 (-9%)	6mo	$99,000	$64	69
2971 Kentwood Dr	0.32mi	4/2.0 (+1)	1,532 (-10%)	3mo	$59,900	$39	62
2938 Oak Forest Dr	0.65mi	3/1.5	1,726 (+2%)	9mo	$93,500	$54	57
1435 Brinoy Dr	0.63mi	3/2.0	1,760 (+4%)	12mo	$78,000	$44	54
1943 Bienville Dr	0.40mi	3/2.0	1,484 (-12%)	8mo	$25,000	$17	54
3007 Oak Forest Dr	0.66mi	4/2.0 (+1)	1,520 (-10%)	6mo	$99,700	$66	42
3218 Meadow Forest Dr	0.68mi	4/2.0 (+1)	1,898 (+12%)	3mo	$59,000	$31	40
3121 Woodvile Cir	0.57mi	4/3.0 (+1)	1,872 (+11%)	9mo	$80,000	$43	39
2530 Crestleigh Mnr	0.71mi	3/1.5	1,445 (-15%)	8mo	$62,000	$43	33

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $577
• Equity at exit: $17,147

10-year hold

• IRR: 11.3%
• Equity multiple: 1.93×
• Total profit: $30,051
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$603
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $276

Break-even live

Break-even rent $966

Max offer price $115,000

Occupancy floor 74%

Sensitivity live

Price	-10% $341	-5% $308	+0% $276	+5% $243	+10% $211
Rent	-10% $172	-5% $224	+0% $276	+5% $328	+10% $380
Rate	-1.0pp $334	-0.5pp $305	base $276	+0.5pp $246	+1.0pp $216

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	25d	1	0.15mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	45d	1	0.19mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	25d	1	0.35mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	15d	1	0.40mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	25d	1	0.56mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	45d	1	0.58mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	25d	1	0.65mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	45d	1	0.69mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	15d	1	0.69mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	15d	1	0.73mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	25d	1	0.73mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	25d	1	0.74mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	25d	1	0.77mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	15d	1	0.77mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	45d	1	0.78mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	22d	1	0.79mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	45d	1	0.83mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	15d	1	0.85mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	25d	1	0.86mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	45d	1	0.87mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	15d	1	0.89mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	45d	1	0.90mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	45d	1	0.91mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	0.92mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	0.92mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	45d	1	0.93mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	15d	1	0.93mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	15d	1	0.94mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	0.94mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	15d	1	0.97mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	15d	1	0.99mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	15d	1	1.11mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	25d	1	1.16mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	15d	1	1.16mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	45d	1	1.25mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	15d	1	1.28mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	25d	1	1.28mi

Listing history 36 events

1. 2026-06-22
   days on market $115,000 Active 100 DOM
2. 2026-06-18
   days on market $115,000 Active 97 DOM
3. 2026-06-17
   days on market $115,000 Active 96 DOM
4. 2026-06-16
   days on market $115,000 Active 95 DOM
5. 2026-06-15
   days on market $115,000 Active 94 DOM
6. 2026-06-14
   days on market $115,000 Active 92 DOM
7. 2026-06-13
   days on market $115,000 Active 91 DOM
8. 2026-06-10
   days on market $115,000 Active 89 DOM
9. 2026-06-09
   days on market $115,000 Active 88 DOM
10. 2026-06-08
    days on market $115,000 Active 87 DOM
11. 2026-06-07
    days on market $115,000 Active 86 DOM
12. 2026-06-05
    days on market $115,000 Active 83 DOM
13. 2026-06-03
    days on market $115,000 Active 82 DOM
14. 2026-06-02
    days on market $115,000 Active 81 DOM
15. 2026-06-01
    days on market $115,000 Active 80 DOM
16. 2026-05-31
    days on market $115,000 Active 79 DOM
17. 2026-05-30
    days on market $115,000 Active 78 DOM
18. 2026-03-14
    price $115,000 263-char remark

    Show marketing remark (263 chars)

    Charming older home full of character with great bones and incredible potential! This property features solid construction, a spacious layout, and an attractive price point. Ideal opportunity for buyers who want to add their own style and make it truly their own.

19. 2026-03-13
    listed $110,000 Active 263-char remark

    Show marketing remark (263 chars)

    Charming older home full of character with great bones and incredible potential! This property features solid construction, a spacious layout, and an attractive price point. Ideal opportunity for buyers who want to add their own style and make it truly their own.

20. 2024-10-30
    historical
21. 2024-09-14
    price $99,000
22. 2024-08-07
    price $109,998
23. 2024-05-13
    listed $112,000 Active
24. 2021-10-29
    soldstatus Closed
25. 2021-10-29
    soldstatus
26. 2021-10-20
    historical
27. 2021-10-20
    historical
28. 2021-10-08
    historical
29. 2021-09-22
    listed $90,000
30. 2020-10-07
    listed $86,000
31. 2007-11-12
    listed $119,999
32. 2002-01-11
    soldstatus
33. 2002-01-11
    soldstatus
34. 2001-11-12
    listed $75,200
35. 1987-07-31
    soldstatus
36. 1969-05-09
    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: $1,345 · $112/mo
• Projected year-2 tax: $1,345 · $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 5/10 Major FEMA zone X (unshaded) · 50% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $15,780
• − Mortgage interest: −$6,442
• − Property taxes: −$1,345
• − Insurance: −$575
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$3,345
• Taxable income: $1,548
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $2,938/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

+52.9% since first listed

19 events — show timeline

• 2026-03-14 Price Changed $115,000 MLSU
• 2026-03-13 Listed $110,000 MLSU
• 2024-10-30 Listing Removed — MLSU
• 2024-09-14 Price Changed $99,000 MLSU
• 2024-08-07 Price Changed $109,998 MLSU
• 2024-05-13 Listed $112,000 MLSU
• 2021-10-29 Sold (Public Records) — Public Records
• 2021-10-29 Sold (MLS) — MLSU
• 2021-10-20 Listing Removed — MLSU
• 2021-10-20 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-09-22 Listed $90,000 MLSU
• 2020-10-07 Listed $86,000 MLSU
• 2007-11-12 Listed $119,999 MLSU
• 2002-01-11 Sold (Public Records) — Public Records
• 2002-01-11 Sold (MLS) — MLSU
• 2001-11-12 Listed $75,200 MLSU
• 1987-07-31 Sold (Public Records) — Public Records
• 1969-05-09 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,345 · +3.6% YoY. Source: county tax records.