1442 Wood St · Jackson, MS 39203

$45,000

3 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 73 Days on market

Built 2008 0.50 ac lot $41/sqft · at area comps Est $46k · at est. ↓ 9% 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 +8.3/15.0
• Appreciation +5.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

One-owner home located in the heart of Jackson! Built around 2008, this property offers the benefit of newer construction and a central location close to everything--including University of Mississippi Medical Center, downtown, shopping, and dining. The interior could benefit from a few cosmetic updates, making this a great opportunity for buyers to add their own personal touch or for investors looking to improve and add value. With solid bones and a convenient location, this property offers strong potential for both homeowners and investors. Whether you're looking for a home to personalize or an investment with upside, this one is worth a look.

Key facts

• One-owner home
• Central location
• 0.5 acre lot

Tags

• ONE-OWNER HOME
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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: Galloway Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 329 students, 100% FRL); Bailey Middle Apac School (math 46% / reading 62%, grade B-, #18 of 179 statewide, top 10%, 247 students, 100% FRL); Lanier High School (math 3% / reading 2%, grade F, #197 of 197 statewide, top 100%, 603 students, 100% FRL).
• Market conditions: 11 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $670 of equity ($311 loan paydown + $359 appreciation (0.8% 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 (0.8% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• 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 $42,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.32% ✓
• Cap rate: 18.28%
• Cash-on-cash: 42.81%
• DSCR: 2.91
• GRM: 3.6

CMA / ARV

• ARV (median comp): $45,844
• List price: $45,000
• Delta: -1.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Derrick St	0.33mi	3/1.0	1,056 (-3%)	8mo	$59,900	$57	68
617 Erie St	0.39mi	2/1.0 (-1)	1,090 (-0%)	6mo	$8,000	$7	67
2003 N Lamar St	0.47mi	2/1.0 (-1)	1,079 (-1%)	9mo	$99,900	$93	59
518 W Ash St	0.40mi	2/1.0 (-1)	1,048 (-4%)	11mo	$23,000	$22	57
193 E Bell St	0.54mi	3/1.0	1,207 (+10%)	12mo	$120,500	$100	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.2%
• Equity multiple: 3.31×
• Total profit: $29,087
• Equity at exit: $14,891

10-year hold

• IRR: 47.2%
• Equity multiple: 6.58×
• Total profit: $70,335
• Equity at exit: $19,429

Cash invested: $12,600 (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 39203

• Home prices YoY: 0.6%
• Active inventory: 11
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,046 high
• Mortgage (P&I): −$236
• Tax from tax record: −$122 /mo · $1,465/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $450

Break-even live

Break-even rent $477

Max offer price $45,000

Occupancy floor 52%

Sensitivity live

Price	-10% $475	-5% $462	+0% $450	+5% $437	+10% $424
Rent	-10% $367	-5% $408	+0% $450	+5% $491	+10% $532
Rate	-1.0pp $472	-0.5pp $461	base $450	+0.5pp $438	+1.0pp $426

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 Bailey Ave Jackson, MS	2.0	1.0	990	$750	$0.76	45d	1	0.24mi
2566 Williamson Ave Jackson, MS	3.0	1.5	940	$1,150	$1.22	45d	1	0.81mi
2157 Ludlow Ave Jackson, MS	3.0	2.0	1123	$1,300	$1.16	45d	1	0.82mi
2157 Ludlow Ave Unit Na Jackson, MS	3.0	2.0	1123	$1,450	$1.29	16d	1	0.82mi
1204 First Ave Jackson, MS	2.0	1.0	800	$725	$0.91	25d	1	1.02mi
137 Sivley Ave Jackson, MS	3.0	1.0	1288	$1,000	$0.78	23d	1	1.05mi
950 North St Jackson, MS	2.0	1.0	1000	$1,295	$1.29	16d	1	1.11mi
209 Poindexter St Jackson, MS	2.0	2.0	1075	$825	$0.77	45d	1	1.13mi
910 Morningside St Jackson, MS	3.0	2.5	1400	$1,395	$1.00	45d	1	1.18mi
1313 Hazel St Unit 2 Jackson, MS	2.0	1.0	850	$995	$1.17	25d	1	1.21mi
255 S Prentiss St Jackson, MS	2.0	1.0	729	$1,000	$1.37	45d	1	1.24mi
949 Morningside St Jackson, MS	2.0	1.0	900	$965	$1.07	25d	1	1.26mi
731 N Jefferson St Jackson, MS	2.0	2.0	840	$944	$1.12	16d	3	1.27mi
948 Bellevue Pl Jackson, MS	2.0	1.0	750	$855	$1.14	16d	1	1.29mi
1043 Carlisle St Jackson, MS	2.0	1.0	750	$905	$1.21	25d	1	1.29mi
850 N Jefferson St Jackson, MS	1.0–2.0	1.0–2.0	880	$1,099	$1.25	16d	4	1.31mi
309 S Denver St Jackson, MS	4.0	3.5	1500	$2,500	$1.67	45d	1	1.32mi
509 Lorenz Blvd Jackson, MS	2.0	1.0	850	$995	$1.17	25d	1	1.33mi
1818 Saint Charles St Jackson, MS	3.0	1.0	983	$995	$1.01	45d	1	1.38mi
1202 E Fortification St Jackson, MS	2.0	1.0	1225	$1,150	$0.94	25d	1	1.42mi
3380 Shady Oaks St Jackson, MS	2.0	1.0	721	$871	$1.21	16d	1	1.46mi
3380 Shady Oaks St Unit B Jackson, MS	2.0	1.0	721	$871	$1.21	25d	1	1.46mi
3380 Shady Oaks St Unit D Jackson, MS	2.0	1.0	721	$832	$1.15	45d	1	1.46mi
836 Riverview Dr Jackson, MS	2.0	1.5	945	$1,095	$1.16	25d	1	1.47mi

Listing history 9 events

1. 2026-05-31
   status $45,000 Pending 73 DOM
2. 2026-05-30
   days on market $45,000 Active 73 DOM
3. 2026-04-29
   price $50,000 655-char remark

   Show marketing remark (655 chars)

   One-owner home located in the heart of Jackson! Built around 2008, this property offers the benefit of newer construction and a central location close to everything--including University of Mississippi Medical Center, downtown, shopping, and dining. The interior could benefit from a few cosmetic updates, making this a great opportunity for buyers to add their own personal touch or for investors looking to improve and add value. With solid bones and a convenient location, this property offers strong potential for both homeowners and investors. Whether you're looking for a home to personalize or an investment with upside, this one is worth a look.

4. 2026-03-18
   listed $55,000 Active 655-char remark

   Show marketing remark (655 chars)

   One-owner home located in the heart of Jackson! Built around 2008, this property offers the benefit of newer construction and a central location close to everything--including University of Mississippi Medical Center, downtown, shopping, and dining. The interior could benefit from a few cosmetic updates, making this a great opportunity for buyers to add their own personal touch or for investors looking to improve and add value. With solid bones and a convenient location, this property offers strong potential for both homeowners and investors. Whether you're looking for a home to personalize or an investment with upside, this one is worth a look.

5. 2024-12-27
   soldstatus
6. 2021-02-09
   soldstatus
7. 2020-12-16
   soldstatus
8. 2019-08-16
   soldstatus
9. 2009-01-23
   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: $1,465 · $122/mo
• Projected year-2 tax: $1,465 · $122/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $12,552
• − Mortgage interest: −$2,521
• − Property taxes: −$1,465
• − Insurance: −$225
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$1,309
• Taxable income: $5,024
• Est. tax owed @ 24.0%: −$1,206
• After-tax cash flow: $4,189/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
• City population: 140,204
• Population (ZIP): 4,803

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 (94%)
• Race & ethnicity: Black 94% White 4% Two or more races 1%
• Foreign-born: 1%
• 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: ▲ 0.80%
• Current HPI: 130.2184
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-9.1% since first listed

7 events — show timeline

• 2026-04-29 Price Changed $50,000 MLSU
• 2026-03-18 Listed $55,000 MLSU
• 2024-12-27 Sold (Public Records) — Public Records
• 2021-02-09 Sold (Public Records) — Public Records
• 2020-12-16 Sold (Public Records) — Public Records
• 2019-08-16 Sold (Public Records) — Public Records
• 2009-01-23 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,465 · +5.3% YoY. Source: county tax records.