744 W Mcdowell Rd · Jackson, MS 39204

$20,000

3 bd · 2.0 ba · 1,420 sqft · SingleFamily public records · 15 Days on market

Built 1958 0.25 ac lot Est $40k · 50% under

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

Listing remarks MLS

This home features a lot of space and a large back yard. This house would be a great investment opportunity. With a little TLC, this house could be a great home. This is convenient to I-55, schools, and shops. Don't miss out on this great opportunity today! It won't last long!

Key facts

• 0.25 acre lot
• Garage
• Built 1958

Property features AI

Exterior

• Parking: 1-car garage; 1-car carport
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single Family Residence (house); One level
• Construction: Asbestos construction materials; Conventional foundation; Asphalt shingle roof; Built (year source: public records)
• Exterior features: Private yard

Interior

• Flooring: Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: No cooling listed
• Interior features: Wood flooring; Wood frame windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $820 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $20k (1.5% below list) — sets the bar for market timing.
• Cap rate 55.5% 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: Baker Elementary School (math 2% / reading 8%, grade F, #356 of 375 statewide, top 98%, 211 students, 100% FRL); Whitten Middle School (math 4% / reading 11%, grade F, #168 of 179 statewide, top 94%, 338 students, 100% FRL); Wingfield High School (math 7% / reading 12%, grade F, #179 of 197 statewide, top 92%, 608 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,213/mo this rent would consume 48% of the median local household income ($30k/yr) (locally 1099% 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 $2k of equity ($138 loan paydown + $2k 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 + 8.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $19,700 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 6.06% ✓
• Cap rate: 55.49%
• Cash-on-cash: 175.70%
• DSCR: 8.82
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $39,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
751 Dorgan St	0.22mi	3/2.0	1,400 (-1%)	9mo	$39,000	$28	80
837 Combs St	0.35mi	4/2.0 (+1)	1,408 (-1%)	1mo	$15,500	$11	77
931 Stuart St	0.31mi	3/2.0	1,363 (-4%)	3mo	$32,500	$24	76
2555 Belvedere Dr	0.09mi	4/1.5 (+1)	1,523 (+7%)	3mo	$19,000	$12	74
2261 Paden St	0.52mi	3/2.0	1,369 (-4%)	3mo	$70,000	$51	67
3148 Sylvester Dr	0.70mi	4/2.0 (+1)	1,440 (+1%)	0mo	$59,500	$41	60
2646 Revere St	0.70mi	3/1.0	1,360 (-4%)	0mo	$30,000	$22	56
2365 Paden St	0.38mi	3/2.0	1,236 (-13%)	7mo	$32,500	$26	55
2698 Key St	0.35mi	3/1.5	1,232 (-13%)	10mo	$49,750	$40	52
1136 Killarney St	0.52mi	4/2.0 (+1)	1,608 (+13%)	1mo	$45,500	$28	48
2112 Paden St	0.71mi	3/1.0	1,259 (-11%)	1mo	$35,000	$28	43
335 Cummins St	0.68mi	4/2.0 (+1)	1,286 (-9%)	5mo	$89,000	$69	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.42×
• Total profit: $69,543
• Equity at exit: $18,018

10-year hold

• IRR: —
• Equity multiple: 33.08×
• Total profit: $179,640
• Equity at exit: $38,856

Cash invested: $5,600 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,213 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $820

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 27%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	0.14mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	0.26mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	0.37mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	43d	18	0.47mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	0.49mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	13d	1	0.65mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	0.65mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	0.67mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	0.73mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	0.73mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	13d	1	0.75mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.75mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	0.78mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	0.78mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	0.82mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	0.85mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	0.85mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	0.86mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	13d	1	0.90mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	0.93mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	0.95mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	13d	1	0.96mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	0.96mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	23d	1	1.00mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	1.04mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	1.04mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	13d	1	1.08mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.11mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	1.14mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	1.14mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	1.17mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	1.21mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	1.26mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	1.28mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	13d	1	1.28mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	13d	1	1.32mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	1.33mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	1.35mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	1.35mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	23d	1	1.36mi

Listing history 12 events

1. 2026-06-18
   days on market $20,000 Active 15 DOM
2. 2026-06-17
   days on market $20,000 Active 14 DOM
3. 2026-06-16
   days on market $20,000 Active 13 DOM
4. 2026-06-15
   days on market $20,000 Active 12 DOM
5. 2026-06-14
   days on market $20,000 Active 10 DOM
6. 2026-06-13
   days on market $20,000 Active 9 DOM
7. 2026-06-10
   days on market $20,000 Active 7 DOM
8. 2026-06-09
   days on market $20,000 Active 6 DOM
9. 2026-06-08
   days on market $20,000 Active 5 DOM
10. 2026-06-07
    days on market $20,000 Active 4 DOM
11. 2026-06-03
    remarks 92-char remark
12. 2026-06-03
    listed $20,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $14,554
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$582
• Taxable income: $10,123
• Est. tax owed @ 24.0%: −$2,430
• After-tax cash flow: $7,410/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): 13,249
• Household income: $30,237
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 1099.0

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 5% Two or more races 4% Hispanic / Latino 3%
• Foreign-born: 2% · 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: ▲ 17.25%
• Current HPI: 233.9061
• Rent YoY: ▲ 13.56%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-69.2% since first listed

12 events — show timeline

• 2026-06-03 Listed $20,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2018-11-30 Sold (Public Records) — Public Records
• 2018-11-30 Sold (MLS) — MLSU
• 2018-10-20 Listing Removed — MLSU
• 2018-10-01 Listed $12,000 MLSU
• 2018-06-25 Listed $12,000 MLSU
• 2008-11-10 Sold (Public Records) — Public Records
• 2008-08-18 Sold (MLS) — MLSU
• 2008-06-18 Listed $21,900 MLSU
• 2006-11-21 Listed $65,000 MLSU
• 2005-06-30 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,225 · +1.8% YoY. Source: county tax records.