2233 W Mcdowell Rd · Jackson, MS 39204

$80,000

4 bd · 2.0 ba · 1,498 sqft · SingleFamily public records · 83 Days on market

Built 1939 1.01 ac lot $53/sqft · 98% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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

INVESTOR ALERT- CASH-FLOW BONANZA (TENANT IN PLACE) Unlock immediate income with this 4br/2bath rental producing positive cash flow on Day One. Tenant in place ,so you can start collecting rent without any delays;vacancy,rehab,or leasing hassle. Listed below Appraisal ! Call your Realtor today!

Key facts

• 1.01 acre lot
• Built 1939
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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: 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: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 36 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 $1,308/mo this rent would consume 52% 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 $9k of equity ($553 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 + 8.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 14y 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 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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: 1.64% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.88%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $45,937
• List price: $80,000
• Delta: 74.15%
• 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
210 Lea Cir	0.31mi	3/1.5 (-1)	1,544 (+3%)	8mo	$29,900	$19	67
1776 Wood Glen Dr	0.11mi	3/2.0 (-1)	1,309 (-13%)	5mo	$39,900	$30	65
1422 Wooddell Dr	0.69mi	4/2.0	1,540 (+3%)	6mo	$99,000	$64	58
2757 W Benwood Dr	0.52mi	3/2.0 (-1)	1,431 (-4%)	12mo	$67,900	$47	53
404 Mcdowell Park Cir	0.46mi	3/1.5 (-1)	1,358 (-9%)	4mo	$99,000	$73	53
1732 Southhaven Cir	0.36mi	3/2.0 (-1)	1,675 (+12%)	8mo	$62,500	$37	52
1618 Kentwood Dr	0.62mi	3/2.0 (-1)	1,427 (-5%)	8mo	$73,000	$51	51
1405 Dianne Dr	0.64mi	3/2.0 (-1)	1,537 (+3%)	11mo	$75,000	$49	51
2229 Scanlon Dr	0.56mi	4/2.0	1,651 (+10%)	8mo	$94,900	$57	50
1416 Wooddell Dr	0.71mi	3/2.0 (-1)	1,357 (-9%)	4mo	$35,000	$26	42
1843 Longwood Dr	0.72mi	3/2.0 (-1)	1,634 (+9%)	10mo	$125,000	$76	38
1351 Dorgan St	0.67mi	3/1.0 (-1)	1,328 (-11%)	8mo	$49,000	$37	34

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: 46.8%
• Equity multiple: 4.63×
• Total profit: $81,276
• Equity at exit: $72,070

10-year hold

• IRR: 42.7%
• Equity multiple: 11.37×
• Total profit: $232,312
• Equity at exit: $155,422

Cash invested: $22,400 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$420
• Tax from tax record: −$98 /mo · $1,172/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $483

Break-even live

Break-even rent $697

Max offer price $80,000

Occupancy floor 58%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	13d	1	0.48mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	13d	1	0.48mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.51mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	0.51mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	13d	1	0.60mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	0.60mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	0.64mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	23d	1	0.69mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	13d	1	0.69mi
1641 Woodburn St Jackson, MS	5.0	2.0	1300	$1,812	$1.39	13d	1	0.71mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	0.78mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	0.79mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	43d	1	0.82mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	13d	1	0.85mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.85mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	0.87mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	0.87mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	0.99mi
2010 Chadwick Dr Jackson, MS	3.0	2.0	1275	$1,145	$0.90	43d	1	1.02mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	1.04mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	1.05mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	1.05mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	1.05mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	1.11mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	1.17mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	1.20mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	1.22mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	1.27mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	1.34mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	1.38mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	1.40mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	1.41mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	13d	1	1.44mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	13d	1	1.48mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	1.49mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	1.50mi

Listing history 40 events

1. 2026-06-18
   days on market $80,000 Active 83 DOM
2. 2026-06-17
   days on market $80,000 Active 82 DOM
3. 2026-06-16
   days on market $80,000 Active 81 DOM
4. 2026-06-15
   days on market $80,000 Active 80 DOM
5. 2026-06-14
   days on market $80,000 Active 78 DOM
6. 2026-06-13
   days on market $80,000 Active 77 DOM
7. 2026-06-10
   days on market $80,000 Active 75 DOM
8. 2026-06-09
   days on market $80,000 Active 74 DOM
9. 2026-06-08
   days on market $80,000 Active 73 DOM
10. 2026-06-07
    days on market $80,000 Active 72 DOM
11. 2026-06-05
    days on market $80,000 Active 69 DOM
12. 2026-06-03
    days on market $80,000 Active 68 DOM
13. 2026-06-02
    days on market $80,000 Active 67 DOM
14. 2026-05-30
    days on market $80,000 Active 136 DOM
15. 2026-03-21
    status Active 306-char remark

    Show marketing remark (306 chars)

    INVESTOR ALERT- CASH-FLOW BONANZA (TENANT IN PLACE) Unlock immediate income with this 4br/2bath rental producing positive cash flow on Day One. Tenant in place ,so you can start collecting rent without any delays;vacancy,rehab,or leasing hassle. Listed below Appraisal ! Call your Realtor today!

16. 2026-03-11
    status Pending 306-char remark

    Show marketing remark (306 chars)

    INVESTOR ALERT- CASH-FLOW BONANZA (TENANT IN PLACE) Unlock immediate income with this 4br/2bath rental producing positive cash flow on Day One. Tenant in place ,so you can start collecting rent without any delays;vacancy,rehab,or leasing hassle. Listed below Appraisal ! Call your Realtor today!

17. 2026-01-04
    listed $80,000 Active 306-char remark

    Show marketing remark (306 chars)

    INVESTOR ALERT- CASH-FLOW BONANZA (TENANT IN PLACE) Unlock immediate income with this 4br/2bath rental producing positive cash flow on Day One. Tenant in place ,so you can start collecting rent without any delays;vacancy,rehab,or leasing hassle. Listed below Appraisal ! Call your Realtor today!

18. 2025-07-06
    status Active
19. 2025-06-24
    status Pending
20. 2025-06-24
    historical
21. 2025-04-28
    status Active
22. 2025-04-18
    status Pending
23. 2025-04-03
    status Active
24. 2025-03-31
    status Pending
25. 2025-03-20
    listed $80,000 Active
26. 2023-01-05
    soldstatus Closed
27. 2023-01-05
    soldstatus
28. 2022-12-01
    status Pending
29. 2022-11-17
    status Active
30. 2022-11-14
    status Pending
31. 2022-11-06
    price $47,000
32. 2022-11-02
    price $49,900
33. 2022-10-31
    price $52,000
34. 2022-10-26
    price $55,000
35. 2022-10-24
    listed $58,000 Active
36. 2021-10-02
    historical
37. 2021-10-02
    historical
38. 2016-05-10
    soldstatus
39. 2013-12-21
    listed $25,000
40. 2012-05-13
    listed $24,500

ⓘ 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: $1,172 · $98/mo
• Projected year-2 tax: $1,172 · $98/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 3/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥108°F today · 16 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: $15,701
• − Mortgage interest: −$4,481
• − Property taxes: −$1,172
• − Insurance: −$400
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$2,327
• Taxable income: $4,809
• Est. tax owed @ 24.0%: −$1,154
• After-tax cash flow: $4,644/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

+226.5% since first listed

26 events — show timeline

• 2026-03-21 Relisted — MLSU
• 2026-03-11 Pending — MLSU
• 2026-01-04 Listed $80,000 MLSU
• 2025-07-06 Relisted — MLSU
• 2025-06-24 Pending — MLSU
• 2025-06-24 Listing Removed — MLSU
• 2025-04-28 Relisted — MLSU
• 2025-04-18 Pending — MLSU
• 2025-04-03 Relisted — MLSU
• 2025-03-31 Pending — MLSU
• 2025-03-20 Listed $80,000 MLSU
• 2023-01-05 Sold (Public Records) — Public Records
• 2023-01-05 Sold (MLS) — MLSU
• 2022-12-01 Pending — MLSU
• 2022-11-17 Relisted — MLSU
• 2022-11-14 Pending — MLSU
• 2022-11-06 Price Changed $47,000 MLSU
• 2022-11-02 Price Changed $49,900 MLSU
• 2022-10-31 Price Changed $52,000 MLSU
• 2022-10-26 Price Changed $55,000 MLSU
• 2022-10-24 Listed $58,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2016-05-10 Sold (Public Records) — Public Records
• 2013-12-21 Listed $25,000 MLSU
• 2012-05-13 Listed $24,500 MLSU

Property tax history

+1.2%/yr

Latest (2025): $1,172 · +1.8% YoY. Source: county tax records.