1551 Wood Glen Dr · Jackson, MS 39204

$95,600

3 bd · 2.0 ba · 1,775 sqft · SingleFamily public records · 44 Days on market

Built 1964 10,454 sqft lot $54/sqft · 52% above area Est $64k · 49% over ↓ 7% 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.2/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks

3-bedroom, 2-bath single-family home with great investment potential. This property features a spacious, functional layout, a nice yard, and a solid structure ready for updates. Enjoy a generous floor plan and covered front porch. The primary bedroom includes an attached bathroom, a large bonus room offering added flexibility. The fenced-in backyard adds extra appeal for tenants or future homeowners. With some updates and light rehab, this home presents an excellent opportunity to add value and maximize returns.

Key facts

• Covered front porch
• Large bonus room
• Attached bathroom

Tags

• INVESTMENT POTENTIAL
• FUNCTIONAL LAYOUT
• COVERED FRONT PORCH
• ATTACHED BATHROOM
• LARGE BONUS ROOM
• FENCED-IN BACKYARD

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Single-family house; One level
• Construction: Brick and siding exterior; Asphalt shingle roof; Slab foundation; Built in public records (year built available in public records)
• Exterior features: Front porch; Patio; Private yard; City lot

Interior

• Kitchen: Built-in electric range
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Sliding doors
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $93k (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: Wilkins Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 316 students, 100% FRL); Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 students, 100% FRL); Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 26 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).
• At $1,266/mo this rent would consume 50% 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 $10k of equity ($661 loan paydown + $10k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $92,732 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1964 — 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: 1.32% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.59%
• DSCR: 1.74
• GRM: 6.3

CMA / ARV

• ARV (median comp): $64,132
• List price: $95,600
• Delta: 49.07%
• 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
1435 Brinoy Dr	0.41mi	3/2.0	1,760 (-1%)	12mo	$78,000	$44	70
2232 Breckinridge Rd	0.48mi	3/2.0	1,794 (+1%)	9mo	$85,000	$47	68
2229 Scanlon Dr	0.20mi	4/2.0 (+1)	1,651 (-7%)	8mo	$94,900	$57	68
1732 Southhaven Cir	0.38mi	3/2.0	1,675 (-6%)	8mo	$62,500	$37	66
125 Wingfield Ct	0.53mi	4/2.0 (+1)	1,797 (+1%)	11mo	$77,000	$43	59
1405 Dianne Dr	0.24mi	3/2.0	1,537 (-13%)	11mo	$75,000	$49	57
210 Lea Cir	0.29mi	3/1.5	1,544 (-13%)	8mo	$29,900	$19	56
1311 Sharon Dr	0.31mi	3/2.0	1,532 (-14%)	13mo	$115,000	$75	52
2318 Breckinridge Rd	0.49mi	3/2.0	1,518 (-14%)	11mo	$27,500	$18	44
1215 Garden Park Dr	0.45mi	4/2.0 (+1)	1,957 (+10%)	16mo	$105,000	$54	44
1136 Killarney St	0.73mi	4/2.0 (+1)	1,608 (-9%)	2mo	$45,500	$28	44
2605 Cliffwood Dr	0.66mi	3/2.0	1,566 (-12%)	13mo	$97,500	$62	39

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: 39.1%
• Equity multiple: 4.08×
• Total profit: $82,328
• Equity at exit: $86,124

10-year hold

• IRR: 35.5%
• Equity multiple: 9.98×
• Total profit: $240,479
• Equity at exit: $185,730

Cash invested: $26,768 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,266 high
• Mortgage (P&I): −$501
• Tax from tax record: −$89 /mo · $1,064/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $370

Break-even live

Break-even rent $797

Max offer price $95,600

Occupancy floor 66%

Sensitivity live

Price	-10% $424	-5% $397	+0% $370	+5% $343	+10% $316
Rent	-10% $270	-5% $320	+0% $370	+5% $420	+10% $470
Rate	-1.0pp $418	-0.5pp $394	base $370	+0.5pp $345	+1.0pp $320

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: $23,900
• Closing costs: $2,868
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	24d	1	0.25mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	15d	1	0.25mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	24d	1	0.32mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	0.43mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	15d	1	0.43mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	15d	1	0.43mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	0.51mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	0.51mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	24d	1	0.55mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	15d	1	0.70mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	15d	1	0.71mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	24d	1	0.75mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	24d	1	0.89mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	24d	1	0.90mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	0.97mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	45d	1	0.99mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	0.99mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	45d	1	1.05mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	45d	1	1.12mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	45d	1	1.14mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	15d	1	1.14mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	15d	1	1.15mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	15d	1	1.16mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	15d	1	1.17mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	45d	1	1.22mi
2010 Chadwick Dr Jackson, MS	3.0	2.0	1275	$1,145	$0.90	45d	1	1.33mi

Listing history 20 events

1. 2026-06-18
   days on market $95,600 Active 44 DOM
2. 2026-06-17
   days on market $95,600 Active 43 DOM
3. 2026-06-16
   pricedays on market $95,600 Active 42 DOM
4. 2026-06-15
   days on market $103,000 Active 41 DOM
5. 2026-06-14
   days on market $103,000 Active 39 DOM
6. 2026-06-13
   days on market $103,000 Active 38 DOM
7. 2026-06-10
   days on market $103,000 Active 36 DOM
8. 2026-06-09
   days on market $103,000 Active 35 DOM
9. 2026-06-08
   days on market $103,000 Active 34 DOM
10. 2026-06-07
    days on market $103,000 Active 33 DOM
11. 2026-06-05
    days on market $103,000 Active 30 DOM
12. 2026-06-03
    days on market $103,000 Active 29 DOM
13. 2026-06-02
    days on market $103,000 Active 28 DOM
14. 2026-06-01
    days on market $103,000 Active 27 DOM
15. 2026-05-31
    days on market $103,000 Active 26 DOM
16. 2026-05-30
    days on market $103,000 Active 25 DOM
17. 2026-05-05
    listed $103,000 Active 518-char remark
18. 2001-05-18
    soldstatus
19. 1991-01-11
    soldstatus
20. 1971-04-12
    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: $1,064 · $89/mo
• Projected year-2 tax: $1,064 · $89/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,190
• − Mortgage interest: −$5,355
• − Property taxes: −$1,064
• − Insurance: −$478
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$2,781
• Taxable income: $3,081
• Est. tax owed @ 24.0%: −$739
• After-tax cash flow: $3,702/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

-7.2% since first listed

5 events — show timeline

• 2026-06-16 Price Changed $95,600 MLSU
• 2026-05-05 Listed $103,000 MLSU
• 2001-05-18 Sold (Public Records) — Public Records
• 1991-01-11 Sold (Public Records) — Public Records
• 1971-04-12 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,064 · +28.8% YoY. Source: county tax records.