1837 Westover St · Jackson, MS 39209

$81,000

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 323 Days on market

Built 1950 0.29 ac lot $60/sqft · 188% above area

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• 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

This 3 bed 2 bath property has plenty of space at 1599 square feet. With updated kitchens, bathrooms, and fixtures. This is a great investment opportunity.

Key facts

• 0.29 acre lot
• Built 1950
• Listed 323 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $71k (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: 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: 165 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($560 loan paydown + $8k 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 $23k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 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 1950 — 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: 1.38% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.77%
• DSCR: 1.79
• GRM: 6.1

CMA / ARV

• ARV (median comp): $33,313
• List price: $81,000
• Delta: 143.15%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 Denson Ave	0.62mi	3/1.0	1,400 (+4%)	3mo	$10,000	$7	63
4429 Jackson Hwy	0.45mi	3/2.0	1,381 (+2%)	16mo	$32,250	$23	58
3927 Faulk Blvd	0.72mi	3/2.0	1,333 (-1%)	5mo	$47,500	$36	56

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: 37.5%
• Equity multiple: 3.89×
• Total profit: $65,511
• Equity at exit: $72,971

10-year hold

• IRR: 32.3%
• Equity multiple: 8.77×
• Total profit: $176,114
• Equity at exit: $157,365

Cash invested: $22,680 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,115 high
• Mortgage (P&I): −$425
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $336

Break-even live

Break-even rent $689

Max offer price $81,000

Occupancy floor 65%

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1816 Kenmore Dr Jackson, MS	3.0	2.0	1000	$1,000	$1.00	23d	1	0.10mi
2010 Chadwick Dr Jackson, MS	3.0	2.0	1275	$1,145	$0.90	43d	1	0.76mi
2010 Chadwick Dr Jackson, MS	2.0	2.0	1089	$1,174	$1.08	13d	1	0.76mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	23d	1	0.81mi
3856 Noble St Jackson, MS	3.0	2.0	1357	$1,231	$0.91	43d	1	0.81mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	13d	1	1.14mi
723 Glenmont Dr Jackson, MS	3.0	1.0	1018	$1,000	$0.98	43d	1	1.24mi
4567 Meadowmont Dr Jackson, MS	3.0	1.0	912	$800	$0.88	43d	1	1.25mi
2119 Woodland Way Jackson, MS	3.0	2.0	1000	$1,155	$1.16	44d	1	1.33mi
2119 Woodland Way Jackson, MS	2.0	2.0	880	$965	$1.10	21d	1	1.33mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	43d	1	1.35mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	23d	1	1.37mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	13d	1	1.41mi

Listing history 32 events

1. 2026-06-18
   days on market $81,000 Active 323 DOM
2. 2026-06-17
   days on market $81,000 Active 322 DOM
3. 2026-06-16
   days on market $81,000 Active 321 DOM
4. 2026-06-15
   days on market $81,000 Active 320 DOM
5. 2026-06-14
   days on market $81,000 Active 318 DOM
6. 2026-06-13
   days on market $81,000 Active 317 DOM
7. 2026-06-10
   days on market $81,000 Active 315 DOM
8. 2026-06-09
   days on market $81,000 Active 314 DOM
9. 2026-06-08
   days on market $81,000 Active 313 DOM
10. 2026-06-07
    days on market $81,000 Active 312 DOM
11. 2026-06-05
    days on market $81,000 Active 309 DOM
12. 2026-06-03
    days on market $81,000 Active 308 DOM
13. 2026-06-02
    days on market $81,000 Active 307 DOM
14. 2026-06-01
    days on market $81,000 Active 306 DOM
15. 2026-05-31
    days on market $81,000 Active 305 DOM
16. 2026-05-30
    days on market $81,000 Active 304 DOM
17. 2025-10-23
    price $81,000 155-char remark

    Show marketing remark (155 chars)

    This 3 bed 2 bath property has plenty of space at 1599 square feet. With updated kitchens, bathrooms, and fixtures. This is a great investment opportunity.

18. 2025-10-10
    price $84,000 155-char remark

    Show marketing remark (155 chars)

    This 3 bed 2 bath property has plenty of space at 1599 square feet. With updated kitchens, bathrooms, and fixtures. This is a great investment opportunity.

19. 2025-08-06
    status Active 155-char remark

    Show marketing remark (155 chars)

    This 3 bed 2 bath property has plenty of space at 1599 square feet. With updated kitchens, bathrooms, and fixtures. This is a great investment opportunity.

20. 2025-07-21
    status Pending 155-char remark

    Show marketing remark (155 chars)

    This 3 bed 2 bath property has plenty of space at 1599 square feet. With updated kitchens, bathrooms, and fixtures. This is a great investment opportunity.

21. 2025-07-14
    listed $87,000 Active 155-char remark

    Show marketing remark (155 chars)

    This 3 bed 2 bath property has plenty of space at 1599 square feet. With updated kitchens, bathrooms, and fixtures. This is a great investment opportunity.

22. 2024-09-20
    soldstatus Closed 669-char remark

    Show marketing remark (669 chars)

    Introducing a meticulously revitalized 3-bedroom, 2-bathroom residence, boasting an array of remarkable renovations. From luxurious LVP floors to exquisite butcher block kitchen countertops, every detail has been carefully curated to perfection. With a brand new roof, HVAC system, plumbing, and electrical wiring, this home exudes unparalleled modernity and functionality. Step into the newly designed bathrooms adorned with pristine fixtures, complemented by the convenience of a brand new electric water heater. Prepare to be captivated by the full-scale transformation of this residence. Seller has many properties on the market and will consider a package deal.

23. 2024-05-10
    status Pending 669-char remark

    Show marketing remark (669 chars)

    Introducing a meticulously revitalized 3-bedroom, 2-bathroom residence, boasting an array of remarkable renovations. From luxurious LVP floors to exquisite butcher block kitchen countertops, every detail has been carefully curated to perfection. With a brand new roof, HVAC system, plumbing, and electrical wiring, this home exudes unparalleled modernity and functionality. Step into the newly designed bathrooms adorned with pristine fixtures, complemented by the convenience of a brand new electric water heater. Prepare to be captivated by the full-scale transformation of this residence. Seller has many properties on the market and will consider a package deal.

24. 2024-04-20
    price $97,000 669-char remark

    Show marketing remark (669 chars)

    Introducing a meticulously revitalized 3-bedroom, 2-bathroom residence, boasting an array of remarkable renovations. From luxurious LVP floors to exquisite butcher block kitchen countertops, every detail has been carefully curated to perfection. With a brand new roof, HVAC system, plumbing, and electrical wiring, this home exudes unparalleled modernity and functionality. Step into the newly designed bathrooms adorned with pristine fixtures, complemented by the convenience of a brand new electric water heater. Prepare to be captivated by the full-scale transformation of this residence. Seller has many properties on the market and will consider a package deal.

25. 2024-04-14
    price $98,000 669-char remark

    Show marketing remark (669 chars)

    Introducing a meticulously revitalized 3-bedroom, 2-bathroom residence, boasting an array of remarkable renovations. From luxurious LVP floors to exquisite butcher block kitchen countertops, every detail has been carefully curated to perfection. With a brand new roof, HVAC system, plumbing, and electrical wiring, this home exudes unparalleled modernity and functionality. Step into the newly designed bathrooms adorned with pristine fixtures, complemented by the convenience of a brand new electric water heater. Prepare to be captivated by the full-scale transformation of this residence. Seller has many properties on the market and will consider a package deal.

26. 2024-02-27
    listed $99,000 Active 669-char remark

    Show marketing remark (669 chars)

    Introducing a meticulously revitalized 3-bedroom, 2-bathroom residence, boasting an array of remarkable renovations. From luxurious LVP floors to exquisite butcher block kitchen countertops, every detail has been carefully curated to perfection. With a brand new roof, HVAC system, plumbing, and electrical wiring, this home exudes unparalleled modernity and functionality. Step into the newly designed bathrooms adorned with pristine fixtures, complemented by the convenience of a brand new electric water heater. Prepare to be captivated by the full-scale transformation of this residence. Seller has many properties on the market and will consider a package deal.

27. 2007-07-31
    soldstatus
28. 2007-07-30
    soldstatus
29. 2007-04-12
    listed $19,500
30. 1999-03-04
    soldstatus
31. 1996-11-26
    soldstatus
32. 1992-05-28
    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: $1,034 · $86/mo
• Projected year-2 tax: $1,034 · $86/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 ≥108°F today · 19 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: $13,375
• − Mortgage interest: −$4,537
• − Property taxes: −$1,034
• − Insurance: −$405
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$2,356
• Taxable income: $2,902
• Est. tax owed @ 24.0%: −$697
• After-tax cash flow: $3,333/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 (90%)
• Race & ethnicity: Black 90% White 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+315.4% since first listed

16 events — show timeline

• 2025-10-23 Price Changed $81,000 MLSU
• 2025-10-10 Price Changed $84,000 MLSU
• 2025-08-06 Relisted — MLSU
• 2025-07-21 Pending — MLSU
• 2025-07-14 Listed $87,000 MLSU
• 2024-09-20 Sold (MLS) — MLSU
• 2024-05-10 Pending — MLSU
• 2024-04-20 Price Changed $97,000 MLSU
• 2024-04-14 Price Changed $98,000 MLSU
• 2024-02-27 Listed $99,000 MLSU
• 2007-07-31 Sold (MLS) — MLSU
• 2007-07-30 Sold (Public Records) — Public Records
• 2007-04-12 Listed $19,500 MLSU
• 1999-03-04 Sold (Public Records) — Public Records
• 1996-11-26 Sold (Public Records) — Public Records
• 1992-05-28 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,034 · +2.8% YoY. Source: county tax records.