2758 E Benwood Dr · Jackson, MS 39204

$40,000

2 bd · 1.5 ba · 1,251 sqft · SingleFamily public records · 375 Days on market

Built 1957 0.31 ac lot $32/sqft · at area comps Est $40k · at est. ↓ 56% 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
• Appreciation +10.0/10.0
• ARV discount +7.7/15.0
• 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

Property is now vacant. Property will need a lot of tlc . Property being sold as -is. Buyer to pay their own closing costs.

Key facts

• 0.31 acre lot
• 2 parking spots
• Built 1957

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.9% 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: Marshall Elementary School (math 2% / reading 17%, grade F, #319 of 375 statewide, top 88%, 207 students, 100% FRL); Cardozo Middle School (math 5% / reading 10%, grade F, #168 of 179 statewide, top 94%, 625 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 25d 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).

Forward outlook

• In year one you build about $4k of equity ($277 loan paydown + $4k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, 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 375 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $25k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 375 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.81% ✓
• Cap rate: 22.94%
• Cash-on-cash: 59.44%
• DSCR: 3.64
• GRM: 3.0

CMA / ARV

• ARV (median comp): $40,200
• List price: $40,000
• Delta: -0.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2716 Woodside Dr	0.07mi	3/1.5 (+1)	1,184 (-5%)	0mo	$54,900	$46	83
404 Mcdowell Park Cir	0.25mi	3/1.5 (+1)	1,358 (+9%)	4mo	$99,000	$73	66
2566 Mcdowell Cir	0.57mi	3/1.5 (+1)	1,204 (-4%)	3mo	$35,000	$29	60
2646 Revere St	0.39mi	3/1.0 (+1)	1,360 (+9%)	0mo	$30,000	$22	60
1319 Dorgan St	0.36mi	3/2.0 (+1)	1,131 (-10%)	1mo	$65,000	$57	59
1776 Wood Glen Dr	0.49mi	3/2.0 (+1)	1,309 (+5%)	5mo	$39,900	$30	58
1416 Wooddell Dr	0.63mi	3/2.0 (+1)	1,357 (+8%)	4mo	$35,000	$26	46
1636 Smallwood St	0.60mi	2/1.0	1,432 (+14%)	1mo	$17,000	$12	45
2943 Lakewood Dr	0.49mi	3/1.0 (+1)	1,090 (-13%)	6mo	$54,900	$50	43
931 Stuart St	0.73mi	3/2.0 (+1)	1,363 (+9%)	3mo	$32,500	$24	41
2081 Shady Lane Dr	0.73mi	3/2.0 (+1)	1,420 (+14%)	4mo	$12,000	$8	33
3115 Shirley Dr	0.69mi	3/2.0 (+1)	1,432 (+14%)	7mo	$49,900	$35	31

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: 76.1%
• Equity multiple: 6.63×
• Total profit: $63,101
• Equity at exit: $36,035

10-year hold

• IRR: 72.0%
• Equity multiple: 16.43×
• Total profit: $172,826
• Equity at exit: $77,711

Cash invested: $11,200 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,122 high
• Mortgage (P&I): −$210
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $555

Break-even live

Break-even rent $420

Max offer price $40,000

Occupancy floor 46%

Sensitivity live

Price	-10% $577	-5% $566	+0% $555	+5% $543	+10% $532
Rent	-10% $466	-5% $510	+0% $555	+5% $599	+10% $643
Rate	-1.0pp $575	-0.5pp $565	base $555	+0.5pp $544	+1.0pp $534

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	25d	1	0.08mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	15d	1	0.08mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	15d	1	0.10mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	25d	1	0.10mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	0.29mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	0.29mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	15d	1	0.30mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	25d	1	0.53mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	45d	1	0.56mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	45d	1	0.61mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	15d	1	0.61mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	0.69mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	45d	1	0.71mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	25d	1	0.76mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	45d	1	0.77mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	45d	1	0.82mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	45d	1	0.83mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	45d	1	0.85mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	25d	1	0.85mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	0.86mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	45d	1	0.87mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	45d	1	0.90mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	45d	1	0.95mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	15d	1	0.96mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	15d	1	0.98mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	22d	1	1.13mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	25d	1	1.25mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	15d	1	1.26mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	15d	1	1.31mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	45d	1	1.32mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	15d	1	1.32mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	25d	1	1.32mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	25d	1	1.36mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	15d	1	1.36mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	15d	1	1.38mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	45d	1	1.40mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	15d	1	1.42mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	25d	1	1.44mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	15d	1	1.44mi
225 W McDowell Rd Apt L2 Jackson, MS	1.0	1.0	896	$750	$0.84	22d	1	1.47mi

Listing history 43 events

1. 2026-06-22
   days on market $40,000 Active 375 DOM
2. 2026-06-18
   days on market $40,000 Active 372 DOM
3. 2026-06-17
   days on market $40,000 Active 371 DOM
4. 2026-06-16
   days on market $40,000 Active 370 DOM
5. 2026-06-15
   days on market $40,000 Active 369 DOM
6. 2026-06-14
   days on market $40,000 Active 367 DOM
7. 2026-06-13
   days on market $40,000 Active 366 DOM
8. 2026-06-10
   days on market $40,000 Active 364 DOM
9. 2026-06-09
   days on market $40,000 Active 363 DOM
10. 2026-06-08
    days on market $40,000 Active 362 DOM
11. 2026-06-07
    days on market $40,000 Active 361 DOM
12. 2026-06-05
    days on market $40,000 Active 358 DOM
13. 2026-06-03
    days on market $40,000 Active 357 DOM
14. 2026-06-02
    days on market $40,000 Active 356 DOM
15. 2026-06-01
    days on market $40,000 Active 355 DOM
16. 2026-05-31
    days on market $40,000 Active 354 DOM
17. 2026-05-30
    days on market $40,000 Active 353 DOM
18. 2026-01-08
    status Active 124-char remark

    Show marketing remark (124 chars)

    Property is now vacant. Property will need a lot of tlc . Property being sold as -is. Buyer to pay their own closing costs.

19. 2025-12-31
    historical 124-char remark

    Show marketing remark (124 chars)

    Property is now vacant. Property will need a lot of tlc . Property being sold as -is. Buyer to pay their own closing costs.

20. 2025-12-29
    price $40,000 124-char remark

    Show marketing remark (124 chars)

    Property is now vacant. Property will need a lot of tlc . Property being sold as -is. Buyer to pay their own closing costs.

21. 2025-11-05
    price $50,000 124-char remark

    Show marketing remark (124 chars)

    Property is now vacant. Property will need a lot of tlc . Property being sold as -is. Buyer to pay their own closing costs.

22. 2025-06-03
    listed $65,000 Active 124-char remark

    Show marketing remark (124 chars)

    Property is now vacant. Property will need a lot of tlc . Property being sold as -is. Buyer to pay their own closing costs.

23. 2022-01-31
    soldstatus Closed 154-char remark

    Show marketing remark (154 chars)

    Cute 2 bedroom, 2 bath home. Updated with new a/c. Tenants with lease until October 2022. Appointment required. Tenant's mother is home most of the time.

24. 2022-01-28
    soldstatus
25. 2021-12-29
    status Pending 154-char remark

    Show marketing remark (154 chars)

    Cute 2 bedroom, 2 bath home. Updated with new a/c. Tenants with lease until October 2022. Appointment required. Tenant's mother is home most of the time.

26. 2021-12-22
    listed $47,000 Active 154-char remark

    Show marketing remark (154 chars)

    Cute 2 bedroom, 2 bath home. Updated with new a/c. Tenants with lease until October 2022. Appointment required. Tenant's mother is home most of the time.

27. 2021-10-18
    historical
28. 2021-10-01
    historical
29. 2021-04-23
    listed $47,900
30. 2015-12-17
    soldstatus
31. 2015-12-11
    soldstatus
32. 2015-07-19
    listed $21,000
33. 2013-08-16
    soldstatus
34. 2013-08-16
    soldstatus
35. 2013-05-27
    listed $13,950
36. 2007-12-18
    soldstatus
37. 2007-12-18
    soldstatus
38. 2007-07-16
    listed $59,500
39. 2006-06-02
    listed $90,000
40. 1999-10-31
    soldstatus
41. 1997-04-02
    soldstatus
42. 1994-08-26
    soldstatus
43. 1979-07-16
    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: $1,262 · $105/mo
• Projected year-2 tax: $1,262 · $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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 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: $13,464
• − Mortgage interest: −$2,241
• − Property taxes: −$1,262
• − Insurance: −$200
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$1,164
• Taxable income: $6,444
• Est. tax owed @ 24.0%: −$1,547
• After-tax cash flow: $5,111/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

-55.6% since first listed

26 events — show timeline

• 2026-01-08 Relisted — MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-12-29 Price Changed $40,000 MLSU
• 2025-11-05 Price Changed $50,000 MLSU
• 2025-06-03 Listed $65,000 MLSU
• 2022-01-31 Sold (MLS) — MLSU
• 2022-01-28 Sold (Public Records) — Public Records
• 2021-12-29 Pending — MLSU
• 2021-12-22 Listed $47,000 MLSU
• 2021-10-18 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-04-23 Listed $47,900 MLSU
• 2015-12-17 Sold (MLS) — MLSU
• 2015-12-11 Sold (Public Records) — Public Records
• 2015-07-19 Listed $21,000 MLSU
• 2013-08-16 Sold (Public Records) — Public Records
• 2013-08-16 Sold (MLS) — MLSU
• 2013-05-27 Listed $13,950 MLSU
• 2007-12-18 Sold (Public Records) — Public Records
• 2007-12-18 Sold (MLS) — MLSU
• 2007-07-16 Listed $59,500 MLSU
• 2006-06-02 Listed $90,000 MLSU
• 1999-10-31 Sold (Public Records) — Public Records
• 1997-04-02 Sold (Public Records) — Public Records
• 1994-08-26 Sold (Public Records) — Public Records
• 1979-07-16 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,262 · +3.0% YoY. Source: county tax records.