511 Woodward Ave · Jackson, MS 39206

$100,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 51 Days on market

Built 1956 8,276 sqft lot $87/sqft · 35% above area Est $74k · 35% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3/1 fixer good for investment or ho- close to schools shopping etc

Key facts

• 8,276 sq ft lot
• Garage
• Built 1956

Property features AI

Exterior

• Parking: Attached carport (1 space); 1 garage space
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family house; One level; Fixer condition
• Construction: Cedar and wood siding; Conventional foundation; Built (year from public records)
• Exterior features: Asphalt shingle roof; Back yard with partial chain-link fencing

Interior

• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Ceramic tile and hardwood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% 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: Boyd Elementary School (math 0% / reading 9%, grade F, #368 of 375 statewide, top 98%, 405 students, 100% FRL); Callaway High School (math 3% / reading 10%, grade F, #191 of 197 statewide, top 97%, 923 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 37% of the median local income ($43k/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 $691 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 + 2.8% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 1956 — 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.34%
• DSCR: 1.73
• GRM: 6.3

CMA / ARV

• ARV (median comp): $73,807
• List price: $100,000
• Delta: 35.49%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
528 N Park Ln	0.11mi	4/1.0 (+1)	1,170 (+2%)	8mo	$50,000	$43	81
134 Wacker Dr	0.36mi	3/1.0	1,218 (+6%)	6mo	$70,000	$57	69
125 Camero Dr	0.61mi	3/1.5	1,143 (-1%)	5mo	$89,900	$79	64
130 Wacker Dr	0.37mi	3/1.0	1,302 (+13%)	1mo	$35,000	$27	60
4510 Kirkley Dr	0.46mi	3/2.0	1,212 (+5%)	10mo	$94,900	$78	58
4574 Hanging Moss Rd	0.17mi	2/2.0 (-1)	1,306 (+13%)	8mo	$64,900	$50	54
4851 Maplewood Dr	0.72mi	3/1.0	1,201 (+4%)	8mo	$74,900	$62	52
827 Berwood Dr	0.51mi	3/2.0	1,266 (+10%)	14mo	$70,000	$55	44
947 Witsell Rd	0.63mi	3/2.0	1,300 (+13%)	2mo	$165,000	$127	43
325 Cedarhurst Dr	0.74mi	3/1.0	1,256 (+9%)	10mo	$84,000	$67	42
958 Watkins Pl	0.63mi	3/2.0	1,316 (+14%)	4mo	$31,200	$24	39
4025 Carol Dr	0.71mi	3/2.0	1,316 (+14%)	7mo	$67,500	$51	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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $7,860
• Equity at exit: $14,910

10-year hold

• IRR: 16.4%
• Equity multiple: 2.33×
• Total profit: $37,214
• Equity at exit: $8,646

Cash invested: $28,000 (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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$524
• Tax from tax record: −$105 /mo · $1,254/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $381

Break-even live

Break-even rent $849

Max offer price $100,000

Occupancy floor 66%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	43d	1	0.50mi
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	43d	1	0.51mi
227 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	13d	2	0.63mi
227 Lawrence Rd #227 Jackson, MS	2.0	1.0	840	$995	$1.18	43d	1	0.63mi
229 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	23d	1	0.63mi
229 Lawrence Rd #229 Jackson, MS	2.0	1.0	840	$995	$1.18	43d	1	0.63mi
963 Pine Lake Dr Jackson, MS	3.0	1.5	1196	$1,050	$0.88	43d	1	0.73mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	13d	1	0.77mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	23d	1	0.77mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	43d	1	0.79mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	13d	1	0.79mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	43d	1	0.79mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	0.80mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	13d	1	0.84mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	43d	1	0.84mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	23d	1	0.86mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	23d	1	0.87mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	13d	1	0.87mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	21d	1	0.89mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	43d	1	0.89mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	13d	1	0.94mi
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	23d	1	1.01mi
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,100	$1.35	13d	1	1.16mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	1.27mi
5421 Crepe Myrtle Dr Jackson, MS	4.0	1.5	1079	$1,295	$1.20	23d	1	1.32mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	13d	1	1.44mi
425 Beasley Rd Jackson, MS	2.0	1.0–2.0	995	$885	$0.89	13d	3	1.48mi

Listing history 37 events

1. 2026-06-18
   days on market $100,000 Active 51 DOM
2. 2026-06-17
   days on market $100,000 Active 50 DOM
3. 2026-06-16
   days on market $100,000 Active 49 DOM
4. 2026-06-15
   days on market $100,000 Active 48 DOM
5. 2026-06-14
   days on market $100,000 Active 46 DOM
6. 2026-06-13
   days on market $100,000 Active 45 DOM
7. 2026-06-10
   days on market $100,000 Active 43 DOM
8. 2026-06-09
   days on market $100,000 Active 42 DOM
9. 2026-06-08
   days on market $100,000 Active 41 DOM
10. 2026-06-07
    days on market $100,000 Active 40 DOM
11. 2026-06-05
    days on market $100,000 Active 37 DOM
12. 2026-06-03
    days on market $100,000 Active 36 DOM
13. 2026-06-02
    days on market $100,000 Active 35 DOM
14. 2026-06-01
    days on market $100,000 Active 34 DOM
15. 2026-05-31
    days on market $100,000 Active 33 DOM
16. 2026-05-30
    days on market $100,000 Active 32 DOM
17. 2026-04-28
    listed $100,000 Active 359-char remark
18. 2026-04-27
    historical $1,250
19. 2026-02-27
    price $1,250
20. 2025-12-04
    listed $1,350
21. 2024-02-18
    soldstatus
22. 2023-07-24
    soldstatus Closed 71-char remark

    Show marketing remark (71 chars)

    Nice 3/1 fixer good for investment or ho- close to schools shopping etc

23. 2023-07-20
    soldstatus
24. 2023-06-24
    status Pending 71-char remark

    Show marketing remark (71 chars)

    Nice 3/1 fixer good for investment or ho- close to schools shopping etc

25. 2023-06-20
    price $37,500 71-char remark

    Show marketing remark (71 chars)

    Nice 3/1 fixer good for investment or ho- close to schools shopping etc

26. 2023-06-15
    price $40,000 71-char remark

    Show marketing remark (71 chars)

    Nice 3/1 fixer good for investment or ho- close to schools shopping etc

27. 2023-05-05
    price $45,000 71-char remark

    Show marketing remark (71 chars)

    Nice 3/1 fixer good for investment or ho- close to schools shopping etc

28. 2023-04-19
    price $49,000 71-char remark

    Show marketing remark (71 chars)

    Nice 3/1 fixer good for investment or ho- close to schools shopping etc

29. 2023-04-10
    price $52,500 71-char remark

    Show marketing remark (71 chars)

    Nice 3/1 fixer good for investment or ho- close to schools shopping etc

30. 2023-03-22
    listed $55,000 Active 71-char remark

    Show marketing remark (71 chars)

    Nice 3/1 fixer good for investment or ho- close to schools shopping etc

31. 2011-08-02
    soldstatus
32. 2010-11-08
    soldstatus
33. 2010-01-18
    soldstatus

    Show marketing remark (124 chars)

    HUD HOME FOR SALE, SOLD AS-IS. FOR MORE INFORMATION CONTACT YOUR LOCAL REALTOR. Taxes listed are per tax assessor's website.

34. 2009-10-06
    listed $22,000

    Show marketing remark (124 chars)

    HUD HOME FOR SALE, SOLD AS-IS. FOR MORE INFORMATION CONTACT YOUR LOCAL REALTOR. Taxes listed are per tax assessor's website.

35. 2006-03-28
    soldstatus
36. 1997-08-07
    soldstatus
37. 1989-09-21
    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: $1,254 · $105/mo
• Projected year-2 tax: $1,254 · $105/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 · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,978
• − Mortgage interest: −$5,602
• − Property taxes: −$1,254
• − Insurance: −$500
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$2,909
• Taxable income: $3,157
• Est. tax owed @ 24.0%: −$758
• After-tax cash flow: $3,818/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+354.5% since first listed

21 events — show timeline

• 2026-04-28 Listed $100,000 MLSU
• 2026-04-27 Rental Removed $1,250 Hemlane
• 2026-02-27 Price Changed $1,250 Hemlane
• 2025-12-04 Listed for Rent $1,350 Hemlane
• 2024-02-18 Sold (Public Records) — Public Records
• 2023-07-24 Sold (MLS) — MLSU
• 2023-07-20 Sold (Public Records) — Public Records
• 2023-06-24 Pending — MLSU
• 2023-06-20 Price Changed $37,500 MLSU
• 2023-06-15 Price Changed $40,000 MLSU
• 2023-05-05 Price Changed $45,000 MLSU
• 2023-04-19 Price Changed $49,000 MLSU
• 2023-04-10 Price Changed $52,500 MLSU
• 2023-03-22 Listed $55,000 MLSU
• 2011-08-02 Sold (Public Records) — Public Records
• 2010-11-08 Sold (Public Records) — Public Records
• 2010-01-18 Sold (MLS) — MLSU
• 2009-10-06 Listed $22,000 MLSU
• 2006-03-28 Sold (Public Records) — Public Records
• 1997-08-07 Sold (Public Records) — Public Records
• 1989-09-21 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,254 · +1.8% YoY. Source: county tax records.